Standardized Operating Procedure of Purchase

Set on a picturesque 6-acre lot in Marilla, this charming farmhouse-style home offers the perfect blend of peaceful country living, functional space, and truly special outdoor amenities. The home features three bedrooms and one full bathroom, along with a finished basement complete with a half bath, providing valuable additional living space.

Major updates include a roof (2018), hot water tank (2018), and furnace (2015)—offering comfort and confidence for years to come. An unfinished attic space presents an excellent opportunity to create additional square footage for bedrooms, office space, or a bonus room.

A greenhouse with a concrete foundation, attached to the home and accessible through the basement and porch, allows for extended growing seasons. The property also features raised garden beds, an established apple orchard , pear and plum trees, and a Concord grapevine, creating a true farm-to-table lifestyle.

Outdoor living truly shines with a three-year-old above-ground pool equipped with a heater, and a gorgeous, picture-perfect pond that feels straight out of a storybook. The pond includes a rope swing, floating raft, and a canoe, making it an ideal spot for summer fun, relaxation, and unforgettable memories.

For outdoor enthusiasts, enjoy direct access to New York State snowmobile trails right from the property. Animal lovers will appreciate the fenced-in animal pen and shelter, well-suited for goats, pigs, or cows and the chicken coop!

A standout feature is the 2½-car garage, fully equipped with a full kitchen, heat, hot water, and electric—perfect for entertaining, gatherings, or hobby use.

With open acreage, mature plantings, recreational features, and endless potential, this Marilla farmhouse is a rare opportunity to enjoy privacy, productivity, and rural charm—all on six beautiful acres.

**Negotiations to begin on Friday February 7th, 6pm.**