455 Roat Drive, Angola, NY, 14006

Property Details: • Type: Single Family Residence • Bedrooms: 3 • Bathrooms: 2.5 • Square Footage: 1,698 sq ft

Description: Built in 2003 this well built home is about 229 steps to the private Roat Acres beach. As the owner I was the general contractor and oversaw every step of construction and did a lot myself to make sure it was done right. house is approx 1698 sq. ft, but if you add the finished attic it is approx 1990 sq.ft. The downstairs is completely open to give a very spacious feel. The large kitchen is great for entertaining. I am going to miss this kitchen! I designed this house so each daughter had their own 1/2 bath and then a shared connecting tub room. Upstairs laundry is great being in the center of all 3 bedrooms. The master bath has a double shower, TV and corner tub has a small waterfall. I'll bet you'll be the only one of your friends that has that! New carpet April 2025- and not that cheap "builders grade" crap. New Concrete Driveway 2023, New electric service and mechanical safety interlock for gas feed generator 2023, New countertops April 2025. This home was well built (2x6 walls, top grade plywood for roof, Pella tilt-in windows, etc) and well thought out. If your not familiar with the Roat Acres Beach community, you're going to love it here -- thats why I bought the house right behind this so I could stay in the community. The beach is fantastic and not on a huge cliff like so many others. Walk right to the end of the street and there it is! From the 4th of July, Community house bar poker and dance night to the Infamouse Labor Day parade, you'll love this community. My daughters loved growing up here. This house is just to big for me now. SO much more to mention!! This home is offered at a lower sq. ft. cost than 5 other sold home this proximity from the beach. Open house Saturday May 3rd and Sunday May 4th form 12-3

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