Standardized Operating Procedure of Purchase

Welcome to 2315 State Route 38A — where peaceful country living meets comfort, space, and the beauty of the Finger Lakes region. Situated on 1.26 acres of open countryside, this beautifully maintained home offers the perfect blend of charm, functionality, and room to grow.

From the moment you arrive, you are greeted by the home’s inviting presence, featuring two large front porches perfect for relaxing and enjoying the tranquil surroundings. A massive circular driveway wraps around the home with easy access to the impressive 60’ x 60’ pole barn — ideal for storage, hobbies, equipment, workshop space, or recreational vehicles.

Step inside and you will immediately appreciate the spacious layout and thoughtful improvements throughout. The large mudroom offers excellent everyday functionality with room for coats, shoes, and storage. The oversized kitchen features a large center island, abundant cabinetry, and plenty of space for gathering and entertaining. A formal dining room adds warmth and character for holidays and special occasions.

The main level also features a first-floor bedroom, two full bathrooms, and a spacious family room centered around a cozy gas fireplace. One bathroom features heated floors for added comfort. Throughout the home you will also find eight separate mini-split systems providing efficient heating and air conditioning with customizable climate control.

Step outside onto the expansive southern and western facing deck and enjoy breathtaking sunsets, peaceful country views, and quiet nights under the stars. For added peace of mind, the property is equipped with a whole-home backup generator.

Upstairs you will find three additional bedrooms with potential for a fourth bedroom, office, or flex space.

Located in the heart of the Finger Lakes and within the desirable Moravia Central School District, this property is just minutes from Fillmore Glen State Park, Owasco Lake, Carpenter Falls, and Emerson Park.

If you have been searching for a spacious country property with charm, updates, privacy, and endless potential, this is an opportunity you will not want to miss.