Standardized Operating Procedure of Purchase

Approx. 16-acre recreational tract on Route 242 offering a practical mix of camp, timber, trails, and usable open ground in a convenient location in Little Valley. The property includes a 24×22 Amish-built shed converted into a rustic insulated camp with a one-room open layout and wood stove heat, creating a simple basecamp for weekends, hunting season, or getting away from the pace of everyday life.
The land offers approximately 1.5 acres of open area surrounding the camp and road frontage, while the terrain transitions into denser brush and cover before opening into timber toward the upper portion of the property. Interior trails provide decent access through much of the acreage for hiking, hunting, ATV use, or simply exploring.
Additional improvements include a 12×11 storage shed for ATVs, mowers, or gear storage, an outhouse, and metal roofing on all structures. Electric is available at the road, offering future flexibility if desired. Cabin comes fully furnished and mowers are included. New gravel driveway was just installed.
Conveniently located on Route 242 and just a short drive to Ellicottville and Holiday Valley.
Do not enter the property without an agent.