This expansive 3200 sq. ft. commercial property, located at 1325 Millersport Hwy in Williamsville, NY, offers a versatile single-floor layout with 8 distinct rooms. The space is characterized by its open floor plan, allowing for flexible configuration to suit various business needs. Large windows throughout provide ample natural light, creating a bright and inviting atmosphere. The interior features a combination of polished hardwood and carpeted flooring, suspended ceilings with recessed lighting, and neutral-toned walls for a professional appearance. Climate control is ensured through visible HVAC systems. Notable elements include a kitchenette area with a white counter, multiple seating areas, and glass partitions for private offices or meeting rooms. The property's modern design is complemented by its practical amenities, making it suitable for a range of professional uses, from corporate offices to healthcare facilities. Its location in Williamsville offers easy accessibility and visibility, enhancing its appeal for businesses seeking a prime commercial space.

💰 All-In Pricing — No Surprise Costs Rent includes all utilities, building services, and property expenses. At $18/SF/YR, tenants get a truly transparent, predictable monthly cost. The only extras are phone and WiFi. This is a major differentiator in the market — most competing spaces charge utilities and CAM on top of base rent. 🔑 Move-In Ready — Zero Build-Out Required The space is fully built out and in excellent condition with an open floor plan, conference room, private kitchen, central HVAC, and 9-foot ceilings. A new tenant can be operational on day one with no construction delays or upfront TI costs. 📐 Flexible Sizing for Growth The suite ranges from 1,500 to 3,200 SF, accommodating anywhere from a 4-person startup to a 26-person team. This flexibility means a business can scale within the same space without relocating — a huge advantage for growing companies. 🛣️ Unbeatable Highway Access Situated as the first building off I-290 Exit 5B, this is one of the most accessible office locations in the entire Buffalo metro. Employees, clients, and partners can reach the space effortlessly from virtually anywhere in Western New York. ✈️ 20-Minute Reach to Everything That Matters Downtown Buffalo, Buffalo-Niagara International Airport, and the Canadian border are all within a 20–30 minute drive. For businesses with regional, national, or cross-border clients, this location minimizes travel friction. 🎓 University Corridor Location Positioned between UB North and UB South campuses (less than 2 miles from either), tenants gain proximity to a pipeline of talent, research partnerships, and the energy of a major university community. 🏨 Client-Friendly Surroundings The Amherst Marriott is directly across the street, with additional hotels within 10 minutes. Out-of-town clients and partners have convenient, nearby accommodations — a subtle but powerful selling point for professional services firms. 🛒 Lifestyle Amenities at Your Doorstep Whole Foods, Walmart, Boulevard Mall, and major restaurant chains like Olive Garden and Cracker Barrel are all minutes away. Employees enjoy easy access to errands, dining, and shopping without a long commute. 🏢 Established, Professional Tenant Community Sharing the building with Farmers Insurance, Allstate, Silvestri Architects, and other reputable firms signals credibility and professionalism. It's the kind of building where clients feel confident walking in. 🅿️ Ample Free Parking With 70 surface parking spaces, there's no garage fees and no circling the block. Convenient, free parking is an underrated perk that employees and visitors both appreciate. 🔄 Flexible Lease Terms Lease terms range from 1 to 10 years, giving tenants the freedom to commit short-term while testing a new market or lock in long-term for stability — whatever fits their business strategy.