THIS IS NOT A DRIVE BY!

24 Forest Hills Dr.    West Elmira   NY   14905 (At Big Flats border)

 Lot 110’X 183’        2600sq ft        4 Bedrooms           3 Full Baths  

         Year Built: 1960       Year Re-built: 2008  

ALL NEW Gorgeous Luxury Executive Home. High End. Mint! This beautiful, charming, contemporary 4 Bedroom, 3 Full Bath home is located in one of the areas most exclusive West Elmira/Big Flats neighborhoods. The nicely landscaped, treed lot with rambling brook invites you to this gorgeous ranch style home. Slate & stone front porch & 2 car-attached garage. Very nice curb appeal. The perfect open floor plan boasts a fabulous gourmet kitchen with high-end custom cabinetry, stainless steel appliances, stone tile walls, ceramic tile floor, granite counter tops and raised granite bar. Spacious living room with elegant fluted columns, lovely marble wood burning fireplace and a spectacular picture window. Formal dining room with new hardwood floors. Large screened room and 10’x 22’ deck with fire pit. Upper level offers three roomy bedrooms, one with stunning marble & stone bathroom. Waterfall faucet. Double mirrored medicine cabinets. Marble shower surrounds. Second all new full bath with marble & stone walls, floor and shower surround with Jacuzzi tub, double vanity & sinks. All new paint throughout. The all new spacious lower level presents bright open areas with large Energy Star picture windows and sliders. Separate full glass outside entrance door with tile foyer. High-grade plush 60oz carpet. Spacious 12’x22’master bedroom with walk-in closet. A dramatic two-sided stone fireplace separates the large master bathroom. Magnificent 6’ his & hers real slate shower w/ dual showerheads. Striking custom slate & stone double vanity with vessel sinks, contemporary wall faucets. Gorgeous mosaic stone floor. Private commode area. Cedar lined linen closet. 10’x12’ laundry room. Plenty of storage. Finished utility area.

• Entrance foyer with matching ceramic tile & light fixtures. Coat closet. Open stairwell to lower level. Custom built oak spindles and railing with matching wall sconce.  

• All new lower level; studding, walls, drywall, insulation, ceilings, floors, Energy Star windows, etc.

• Supplemental heat/fan/light unit in bathrooms.

• Recessed lights on dimmers throughout entire home.

• New energy efficient beveled lead glass entrance door.

• Rain Soft water softener.

• Hot water baseboard heat. Separate zones

• All new topsoil, re-graded lot to proper pitch.

• All new French drains and drain pipes. All 4 sides of home, with PVC drain piping and perforated pipe.

• New exterior paint, sanded, washed, primed, and painted.

• New roof, architectural shingles. Ice & water shield                                                  

• Nice cedar siding. Not cheap plastic shiny vinyl siding.

• New vertical matching tongue and groove exterior siding in rear.

• New oversized shed roof in rear. All with ice and water shield & gutters.

• Rebuilt Shed. New siding, ramp, and cedar shake roof.

• Additional storage room under garage and dry storage under screened porch.

• New 6” commercial grade gutter and downspouts, thicker .032 gauge, flows to PVC drain system that goes to rear of lot.

• New driveway with custom concrete pad & drain. Drains to new PVC drain that also drains to rear of lot.

• New Professional landscaping with Burning Bushes, Azaleas, Boxwoods, Holly.

• New 200 amp electric service, and new electric

• New insulation in attic - R44

• New AC

*Local Agents suggested listing price $285,000.00  

*Offered at: A Fast Sale Price of  $275,000

Price rational: 

 A.) Cost for High-end new construction is $150 per sq’ + an improved lot $60,000-$70,000.
Over $450,000. In many respects this home is better. 

B.) 11 Forest Hills Dr.   “Handyman Special” sold for $210,000. New Owner then

completely  refurbished the entire house with new roof, new windows, new doors, new

siding, new gutters, new paint, new mechanicals, new kitchen, new bathrooms,

new floors, etc.? etc. Total cost $300,000.00??+

 C.) You can find a cheaper house for $175,000 BUT it would cost another $160,000 to

make it like this one. For a total of $335,000.

D.) This home offers a very attractive return for any prudent real estate investor.

Personal and Confidential