7173 Erie Rd, Derby, NY 14047

Welcome to your private escape. Nestled on 1.19 acres, this cozy yet spacious cottage-style home offers the perfect blend of charm, comfort, and convenience. With three bedrooms (two on the first floor and one upstairs) plus potential for a fourth upstairs, there’s plenty of room to grow. This home has a full bath and half bath on first floor, full bath in basement and a full bathroom out in cabana! All bathrooms are done in neutral decor. Step inside to a bright, airy enclosed front porch that welcomes you with natural light that flows into the spacious living room and dining room creating a perfect combination for gatherings. The living room has a ventless gas fireplace ideal for winter nights. The open kitchen is designed for both cooking and entertaining, featuring a central island, a separate wet bar, and a skylight that fills the space with more natural lighting. All kitchen appliances stay, making move-in a breeze. The basement holds incredible potential for additional finishing, already equipped with a full bath and walk-out egress stairs. There are two laundry hook ups, the washer and dryer also are included. Two sump pumps to ensure a dry basement. The roof was replaced in 2024, the hot water tank is just four years old, and the septic system is only three years old, giving you peace of mind for years to come. The rear of the home opens up to a screened-in back porch—a tranquil space for summer mornings or evening unwinds. Out back, your own summer backyard oasis awaits—a heated 20x40 in-ground pool with a new heater (2025) and a liner only two seasons old. With no rear neighbors, you can relax in complete privacy. What truly sets this property apart is the cabana-style guest quarters attached to the garage, featuring a full bath, kitchenette, and lounge area—ideal for guests, in-laws, or even rental income potential. The detached two-car garage provides ample storage and workspace, while the location couldn’t be more convenient—just minutes to Sturgeon Point Marina, Lake Erie, shopping, restaurants, salons, and all the amenities Derby and Angola have to offer. Don’t miss your chance to make it yours! Open house Wednesday August 13th 5pm-7pm.