Spacious, Kid Friendly Retreat, Pool & Pool Table, 20 Min N. Falls, 5 min UB

Designed for Togetherness. Built for Big Moments.

This isn’t just a house—it’s a launchpad for unforgettable family time.

5 bedrooms. 3.5 baths. A double-stove kitchen that actually fits everyone. Centrally located in Williamsville, you’re 20 minutes from Niagara Falls, 25 from Bills Stadium, and smack between both UB campuses.

Play hard in the billiards lounge. Get cozy by the fireplace. Let the kids roam free in the playroom or the massive fenced yard.

Out back? An enormous pool, propane fire pit, and grill—because memories are made outside, too.

Work, play, cook, recharge.
Bring everyone. Stay connected. Leave full.

Joelle Moser on another note… description is waaay to long winded… i would honestly make it even shorter but here’s a rewrite that includes all your info.

The Space | Where Comfort Meets Clever

🚪 Easy Arrival
• Parking for 6 cars
• Keyless entry—no fuss, straight in

🛋️ Spread Out & Chill
• Family room: Recliners, Smart TV, Wii, foosball, wood fireplace
• Living room: Pool table + hangout zone
• Dining room: Seats a crowd, built for game nights

🍳 Dream Kitchen
• 2 ovens, 2 sinks, stainless appliances
• Fully stocked: cookware, dishes, Keurig drinks
• Cook big—or not at all

🛏️ Sleeps 14+1 Child
• Master: King bed, nectar mattress, Smart TV, ensuite bath, soaker tub
• Queen room: Nectar mattress, Smart TV
• Double Twin: Can convert to king
• Bunk room: Twins + space for air mattress
• Playroom: Toys + queen sleeper sofa
• Laundry room: Twin bed + pullout
• Bonus sleep: Couch + trundle

🧼 3 Full Bathrooms
• 2 upstairs (1 ensuite), 1 in basement
• Double sinks, chandeliers, hotel-style towels

🕹️ Bonus Zones
• Basement: Air hockey, retro lounge, office for 2
• Playroom: Toys, TV, DVDs = kid haven

🏡 Epic Backyard
• Huge fenced yard, basketball court, grill, fire pit
• 20x40 summer pool (heat optional)
• Outdoor dining, shaded seating

👶 Kid-Ready
• Pack & play, booster seat, white noise machine
• Toys + gates = happy grownups

✡️ Shabbas + Kosher Friendly
• Sabbath mode ovens/fridges
• Walkable to synagogue, ask for details

⸻

💡 Bonus: Complete a puzzle? Leave it finished = $25 off next stay.



📝House Rules:
Please treat our home as your own- or better (wink wink!)

Please 🔑 the doors anytime you leave the house

-Please be advised of OUTDOOR 🎥 with sound at the front entrance, and all 3 sides of the yard. This is for both your protection and ours.

Inside Rules:
-👟 off please (shoe cubby upon entrance)
-Please keep 🥙 in the kitchen and dining room (not in bedrooms, basement, or family room with carpet, NEVER ON POOL TABLE)
-Please do not make 🛌 or strip them, just leave that to us
-Please remove food from fridge, clean sink/stove areas of food and run dirty dishes before leaving
-no 🕯️🎂 at any time
-no smoking at anytime
-absolutely nothing but toilet paper in the toilet (no feminine products, paper towels, tissues, wipes or even flushable wipes); the sewer system is temperamental and the city charges $500 for a clean out, we'd be forced to request that amount if this particular rule is not followed.
-Please remove your garbage to the outside receptacle on your way out (If you happen to be with us for a while, garbage day is Thursday. We appreciate you actin' like family and taking the trash out Wednesday/back in on Thursday if your stay overlaps.
-the wood burning fireplace is a complementary amenity with a waiver, but it needs to be cleaned out after use. My cleaner does charge me an extra $25 which we will have to pass on to you.
-no food or drink on the 🎱 table

Outside Rules:
-Please keep in mind that we have friendly, but close-by neighbors. Please keep the volume down if enjoying the front or backyard past 9pm.

🏊‍♂️ RULES:
-Please have an adult supervising any time children are at the pool.
-absolutely no glass around the pool (cups or plates or bottles)
-please collect garbage bag from pool area at the end of your stay
-please put pool toys away
-please put pool towels in basket near basement washer

Disclaimer:
*Friends don’t let drunk friends swim*
Please take care of each other!

Parties:
Unless we have explicitly communicated, parties on the premises are strictly prohibited. Now we aren't talking a few friends over while you're in town, but if we have footage of a party at the house, we will be obligated to collect reparations up to $5000.

Children's Toys:
We take pride in our selection of toys and games. Please do help your kiddos keep track of and return pieces to each game/puzzle after use.

Unattended Children:
Please do not leave children at the home unattended by an adult if under 13 years of age.

Firepit:
We provide a propane fire pit. Please make sure the fire is out and the fire pit covered when you are done for the evening. If you go through an entire propane, we are grateful for the replacement.

Grill:
We provide a grill brush. Please clean the grill if you use it, or our cleaners charge us an extra $25 and we'll have to request that from you.

We hope you understand our household rules, we are happy to answer any questions, and we guarantee you will love your stay! Looking forward to hosting you!