Standardized Operating Procedure of Purchase

Charming Farmhouse Colonial with Modern Updates & Flexible Mixed-Use Space. This farmhouse colonial blends the warmth and character of yesteryear with thoughtful modern updates throughout. The spacious, updated kitchen features vaulted ceilings, granite countertops, a breakfast counter, exposed beam, and an inviting dining area, perfect for everyday living and entertaining. Just off the kitchen is a convenient woodshed, ideal for easy access during the colder months to keep cozy and warm by two wood stoves, main heat is forced air, oil heat with basement electric in some rooms. A formal living room adds classic appeal, while the remodeled full bathroom offers a relaxing soaking tub. A separate laundry area and both interior and exterior access to the basement provide added convenience. The mixed-use portion of the property includes a studio with blown-in insulation, wood stove, and electric heat, along with a private entrance and dedicated parking. Previously used as a seamstress business, this versatile space can also serve as a first-floor bedroom, home office, or creative studio. Upstairs, you’ll find three additional bedrooms and a second updated full bathroom. Wide plank floors and recessed lighting enhance the home’s character, while major upgrades include 200-amp electric service, new PVC and PEX plumbing throughout, and R-20 insulation in the ceilings, offering comfort, efficiency, and peace of mind. Set on a spacious lot, the property also features a detached two car garage and plenty of room to enjoy outdoor living. Conveniently located less than a mile away from I88 for easy commute to Albany, Oneonta and Cooperstown areas, this home offers a rare combination of timeless charm, modern functionality, and flexible living or work-from-home potential.