Standardized Operating Procedure of Purchase

This one-of-a-kind farm has it all!  This property is located in West Valley NY, Cattaraugus County.

Located on a secluded but maintained road, this 94-acre farm sits back along the Cattaraugus Creek offering multiple opportunities for its next owner. The property is split up by approximately 50 acres of tillable land which is farmed annually, and approximately 40 acres of scattered woods, brush, overgrowth, pond, and around 5 acres of lawn surround the house and outbuildings. The outbuildings consist of a 40 x 50 barn which can be used for cattle or storage with a loft that was previously used for hay storage. There is a 36 x 26 milking parlor and workshop that connects to a 50 x 100 arched steel building that can be used for stalls for cattle or for storage.

The house sits in front of the outbuildings and has approximately 1,440 sq. ft. with good bones but will need work to make it livable. There is already a fenced-in area located behind the barns that can be used as pastureland and the new owner can start using for cattle as soon as possible.  The tillable land is currently leased, with no contract, for $100 an acre which would be approximately $5,000 a year that the new buyer would get if they wanted to continue this lease with the farmer.

This land is also prime hunting land with whitetail deer sign throughout. The owners get trophy-sized whitetail deer each hunting season. There is plenty of turkey sign as well.  One-third of the property borders the Cattaraugus Creek which is great for kids and pets to play in but also prime fishing for anglers searching for brown trout, rainbow trout, and what locals call Steelhead Alley.

This piece of property is perfect for a new farmer who wants to start their own journey or someone who wants to live in the country and have a hobby farm. The opportunities are endless!  The annual taxes are $5,718.22.  All rights convey.

This property is located just 6 minutes to Springville NY, 23 minutes to Arcade NY and Ellicottville NY, 39 minutes to Buffalo NY, 1 hour 30 minutes to Rochester NY, and 1 hour 40 minutes to Erie PA.