Standardized Operating Procedure of Purchase

Welcome to this unique, contemporary, figure 8 octagonal home on nearly 70 wooded acres, bordered on 3 sides by 9,000-acre Sugar Hill State Forest. 22 floor-to-ceiling windows & cathedral ceilings deliver a true indoor-outdoor feel w/ sweeping valley views. Enjoy the wraparound deck, built-in cedar hot tub & curved eave solarium. Open-concept & approximately 1700 sqft. The east-facing living & kitchen capture sunrise views. The home offers 3 bedrooms, 2 full baths, a sunroom, & hallway laundry. The spacious primary bedroom has large windows & direct access to the hall bath. The two additional bedrooms feature spacious closets & big windows. Below the kitchen there is a utility room, 2-bay garage, and outside there is shed storage & a rear pavilion. Praised for their energy-efficient design that maximizes natural light, ventilation, & panoramic views while using less exterior wall surface area than traditional homes, octagonal-designed homes are also known for their healthy living principles. Hardwood floors run through portions of the interior, adding warmth underfoot & a sense of quality that holds up over time. Recent updates include radiant floor heat (2022) & a new roof (2021). Efficient mini-splits provide heating and cooling, plus baseboard heat & a Jotul wood stove keep the inside cozy all year round. The whole-house Generac generator is included. Marked trails connect to the Sugar Hill State Forest. Watkins Glen State Park, with its iconic gorge, layered waterfalls, & 19 miles of trails, is practically a neighbor. Close to Seneca, Keuka, Waneta, & Lamoka Lakes, wineries, NASCAR, & the Windmill Market put boating, fishing, & lakeside dining within easy reach. The region’s acclaimed wine trail brings dozens of world-class wineries to your doorstep, alongside craft breweries & farm stands. Whether you’re planting roots, escaping the city on weekends, or investing in a legacy property, this is a rare find: acreage, character, & location in one package that doesn’t come up twice.