22 Royce DR Churchville, NY 14428

Welcome to this beautifully maintained 3-bedroom, 2-bath ranch nestled in the peaceful setting of Churchville Village. From the moment you arrive, you'll appreciate the landscaped grounds, inviting curb appeal, and thoughtful updates that make this home truly move-in ready. Step inside to discover an open and airy layout with vaulted ceilings and an abundance of natural light. The spacious living room with cherry hardwood flooring offers a welcoming atmosphere with recessed lighting and flows seamlessly into a formal dining room — perfect for entertaining or everyday meals. The heart of the home is the updated eat-in kitchen, featuring rich cherry cabinetry, laminate flooring, and ample counter space for meal prep and gatherings. A set of elegant French doors leads from the kitchen to a private balcony, offering a stunning view of the backyard, a true nature lover's retreat.The primary suite provides a peaceful escape with a walk-in closet, and a private en-suite bathroom. Two additional bedrooms and a second full bath offer flexibility for family, guests, or home office needs. Convenient first-floor laundry. Finished walk-out basement expands your living space with multiple versatile areas. French doors open to the serene backyard, and a cozy gas fireplace stove adds both warmth and ambiance for chilly evenings. There's also plenty of room for recreation, storage, and relaxation — and yes, the pool table is included! Enjoy outdoor living with a beautifully landscaped yard, two sheds for extra storage, and a 2-car garage for convenience. Whether sipping coffee on the balcony, enjoying a game of pool downstairs, or exploring the surrounding greenery, this home offers comfort, style, and space both inside and out. Don't miss this rare opportunity to own a home that combines modern updates with timeless charm — with the benefits of Churchville Village Electric.Delayed negotiations until 7/29 All offers due by 10:00am