Standardized Operating Procedure of Purchase

Welcome to life in Knoxboro, where horse-drawn buggies outnumber delivery trucks, neighbors still wave from the porch, and life moves at a pace that’s become increasingly rare. Surrounded by preserved countryside and a rich agricultural heritage, you’ll enjoy fresh baked breads, farm-fresh produce, artisan cheeses, preservative-free meats and handcrafted woodworking from nearby farms and craftsmen, all while being just minutes from the historic villages of Clinton, Waterville and Hamilton, home to Hamilton and Colgate Universities, and conveniently located between Utica and Syracuse. It’s the kind of place where children still ride bikes down quiet country roads, evenings end on the porch instead of in traffic, and home feels the way you always hoped it would.

This lovingly restored 1880 farmhouse has been home to the same family for 43 yrs. You will be wowed by the custom cherry kitchen handcrafted by local Mennonite craftsmen, featuring furniture-quality cabinetry, over 40 feet of Corian countertops, an oversized island with gas cooktop, double ovens and an enormous walk-in pantry. The kitchen flows into a dining area spacious enough to host gatherings of 20 or more. Just beyond is a large mudroom/laundry room and an updated full bath.

The covered wraparound front porch invites you into a cozy living room with hardwood floors, large windows and a beautiful pellet stove. A first-floor den/family room with walk-in closets offers endless possibilities as a 4th bedroom, or home office.

French doors open to a covered rear porch overlooking nearly two acres of beautifully manicured grounds with flower and vegetable gardens, strawberries, blueberries, raspberries, and mature apple, pear and cherry trees. Upstairs you’ll find three generous bedrooms and a second updated full bath.

Recent improvements include a 6-year-old roof, new boiler 2023, thermal vinyl replacement windows, newer vinyl siding, a completely new septic system (2023), an insulated 12′ x 20′ outbuilding, and a detached garage. Offering exceptional value in one of Central New York’s most peaceful settings, this is more than a home-it’s an opportunity to embrace a simpler, richer lifestyle.