Standardized Operating Procedure of Purchase

Tucked into 98 organic acres of fields and woodland, Hemlock Hill Farm is a rare offering that combines privacy, usable land, and historic character. The farmhouse sits far back from the road at the end of a long driveway, creating a remarkable sense of seclusion surrounded by open meadows, forest, and wide skies–while still being a short (15 min) drive from Cooperstown and Bassett Medical Center.
The property lies in a region once known for thriving hops farms in the late 19th and early 20th centuries, and Hemlock Hill itself was part of that agricultural history.
Inside, the home blends traditional elements with thoughtful updates. The kitchen features new cabinetry, retro-style appliances, and a classic English wood cooking stove suited for everyday use or entertaining. Wide plank floors and exposed beams add warmth and character to the vaulted living room, creating an inviting gathering space with views of the surrounding landscape.
Outdoors, a stone patio provides an ideal setting for al fresco dining, while raised garden beds offer the opportunity to grow produce just steps from the kitchen. A small heirloom apple orchard remains on the property as a nod to its agricultural past.
Phinney’s Creek runs through the property, adding a peaceful natural feature and the gentle sound of moving water. Walking trails wind through meadows and forest, and a swimming pond offers a refreshing place to cool off in warmer months.
Outbuildings include a 1910 Hops Barn, a fully renovated two-story 1881 barn with flexible use potential, and a fenced chicken coop.
The last two owners have enjoyed the property as a weekend and summer retreat, operating it as a classic gentleman’s farm with open land suitable for horses, alpacas, or other small-scale agricultural uses–just minutes from Cooperstown’s museums, festivals, and dining.