208 Royal Parkway West Amherst NY 14221 | MLS #B1707061

Welcome to this beautifully maintained ranch in the highly sought-after Williamsville school
district! Ideally located with easy access to the 290, 33, and I-90, this home puts you at the hub
of all things WNY~ just minutes from dining, shopping, and recreation. The open-concept
kitchen, dining, and living areas create the perfect space for entertaining, allowing everyone to
stay connected no matter which room they’re in. The kitchen features appliances, a breakfast
island, and plenty of space for gathering. A gas fireplace adds warmth and ambiance to the
dining area, while the extra-large living room offers a cozy wood-burning fireplace. The spacious
primary suite includes a walk-in shower and private access to the back patio. Step outside to
enjoy your pergola and relaxing outdoor space overlooking the fully fenced backyard, complete with a raised garden bed, ~ perfect for starting your morning or unwinding at the end of the day. The main bathroom offers both a
stand-up shower and a separate soaking tub. The POURED basement accessed via the garage provides additional flexible living space, ideal for a home gym, gaming area, craft room, or extra storage. An attached 2.5-car
garage offers plenty of parking along with a huge additional storage area. Additional features
include forced air furnace & central air 2006; water tank 2023; roof 2010; and a permanent whole-house
generator for year-round comfort and peace of mind. And the location is hard to beat! Enjoy
nearby dining and shopping, plus the hidden gem of Royal Park, featuring a splash pad,
pickleball courts, playground, shelter, and picnic pavilion. Top-rated Williamsville schools,
fantastic amenities, and an unbeatable WNY location—this home truly has it all! Delayed
Showings start Sunday 8.16 at the Open House 3pm-5pm. Also, Open Tuesday 8.18 5-7pm.
Offers due Wednesday 8.19 at 5pm.