Standardized Operating Procedure of Purchase

Pride of ownership shines inside and out of this fantastic raised ranch situated on a large corner lot located in a highly sought after neighborhood in the Orchard Park school district. 116 Roycroft has been lovingly cared for & maintained by it’s original owners and offers custom features throughout. Spacious kitchen with large dining L, tons of storage and all newer appliances open to dining room and large bright living room with an incredible custom stone fireplace and large bay window. Primary suite offers a spacious walk in closet and attached updated full bath. Also on the main level are 2 more large bedrooms with beautiful hard wood floors & great closet space and a second full bath. The lower level features a spacious family room with a second fireplace, great for entertaining and a large wet bar complete with extra storage & built ins galore. The lower level also includes laundry, a half bath and walkout to the heated garage which can be used as a 3 season room and additional entertaining space. Outside is a wow factor! Gorgeous landscaping, a covered 2 tier deck and a fantastic shed that can easily become a studio, workshop or even a “she shed”. Updates include new roof, furnace & ac 2018 & all newer Pella windows. Showings begin immediately. Offers will be reviewed Thursday, July 9th @ 6:00 pm