Standardized Operating Procedure of Purchase

Your Own 40-Acre Retreat Awaits. Tucked away among 40 serene, wooded acres, this exceptional year-round ranch offers the perfect blend of comfort, privacy, and natural beauty. A crystal-clear spring-fed pond and miles of private trails create a peaceful setting ideal for hiking, exploring, wildlife watching, or simply unwinding in nature. Inside, the 2,044 sq. ft. home is filled with natural light and framed by picturesque views from nearly every window. The thoughtfully designed layout features 3 bedrooms, 2 full baths, a beautiful dining area overlooking the water, and two inviting living spaces—a spacious living room and a cozy family room, each warmed by its own wood-burning fireplace. The well-appointed kitchen includes stainless steel appliances and generous cabinet space, making everyday living and entertaining effortless. Step outside and enjoy your own private oasis: relax on the expansive deck, sip your morning coffee in the charming tiki hut, or take in the peaceful sights and sounds of the surrounding woods and wildlife. Additional highlights include an oversized heated 3-bay garage, an enclosed pet area, and a brand-new septic system installed in 2025. Iron dual swing driveway gates added in 2025 for privacy. Fish in the pond include largemouth bass, blue gill and grass carp. Lots of deer wander around the woods! Rarely does a property offer this much space, tranquility, and year-round enjoyment—all in one remarkable setting, 40 minutes from Watkins Glen State Park, WGI Race Track and Seneca Lake.