Standardized Operating Procedure of Purchase

Nestled among mature trees in scenic West Falls, this one-of-a-kind private retreat offers over
10 picturesque acres with 2 separate driveways, barn, paddocks, stocked pond, outbuildings,
cabin and a beautiful home designed for both everyday comfort and unforgettable
entertaining. Set approximately 300 ft from the road this spacious and inviting home offers an
open floor plan with desirable first-floor living.  Open kitchen has island, breakfast bar and
adjoining “summer kitchen” offering additional counter space, storage and sink leading to a
large utility room. Living room w/wbfp, Den w/gas stove, hallway with ½ bath leads to
library/breakfast nook, and ultimately two large bedrooms and primary bath with walk-in
shower. Custom built-ins throughout add both charm and incredible functionality; along with
abundant closet space. Second floor has a spacious bedroom and smaller adjacent room, that
can be used as bedroom or study/den with adjoining shared bathroom (tub/shower); large
attic, and large walk-in cedar closet. Major mechanical updates include natural gas conversion,
new furnace, central A/C, and HWT (2020).  Step outside to your own resort style setting
featuring an inground heated Gunite pool with upgrades including resurfacing, lighted
hardscape, fencing, solar/winter covers. Trail leads to ravine/stocked pond with extensive
improvements; perfect for fishing or simply enjoying peaceful waterfront views.  Equestrian/car
enthusiasts, hobby farmers, or business owners will appreciate impressive 40×90
heated/insulated barn featuring four 12×12 stalls, 12×14 foaling stall, tack room, watering
system, upper workshop, and new metal roof (2020). Attached covered/open run-in area can
easily be converted for additional stalls. Porched garden shed with raised and fenced garden
beds. A heated Amish-built log cabin ideal for an office, studio, or retreat complete this
extraordinary property.  This investment opportunity is located within the Springville school
district. A rare opportunity to own your own private paradise.