Standardized Operating Procedure of Purchase

Set upon a generous 1.8-acre expanse where the countryside stretches wide and the pace slows to something wonderfully unhurried, this four-bedroom, three-bath residence delivers roughly 1,876 square feet of comfortable, flexible living—and a lifestyle that feels far larger than its footprint suggests.

The land, quite frankly, steals the show. A cultivated blueberry patch promises summer harvests worthy of pies and boasting rights alike, while a sweeping yard offers ample room to garden, gather, or simply wander. Perhaps the most enviable feature waits just beyond the property line: a canal walking trail practically at your doorstep, inviting morning strolls and evening reflection without ever reaching for the car keys. Two enormous covered porches—one gracing the front, another the rear—stand ready for lemonade afternoons, twilight conversations, and the occasional stubborn debate about who grills best.

Inside, thoughtful versatility reigns. A separate in-law apartment provides gracious accommodation for extended family, visiting guests, or a private retreat that folds seamlessly into daily life. Practical reassurances abound throughout: a metal roof and propane furnace, each roughly three years young, a dependable drilled well, and a whole-house propane generator that quietly refuses to let a storm dictate your evening plans.

The setting proves equally rewarding. Little Falls Veterans Memorial Park lies moments away, Price Chopper handles the weekly provisions, and Little Falls High School anchors the surrounding community. Farther afield, Herkimer County Community College, the sparkling Herkimer Diamond Mines, and Cooperstown’s celebrated National Baseball Hall of Fame and Museum enrich weekends with culture, adventure, and a touch of local legend.

Space, self-sufficiency, and small-town charm converge here in rare harmony. Arrange your private tour today and imagine the seasons ahead.