Standardized Operating Procedure of Purchase

At the end of a quiet, town-maintained dead-end road, where the neighbors are few and the
trees do most of the talking, sits a classic 1971 split-level ranch that has clearly been loved by
generations who liked to build things and fix things and sit outside in the evening watching the
light change over the pond.
The house itself is designed for ease — 1,152 square feet, three bedrooms, a bath and a half —
but the land tells a bigger story: 6.86 acres spread across three parcels, private and rural, with
mature plantings that speak to simple gardening — the kind that only takes a weekend. The
gravel road extension of Hulbert Hill Rd frames the boundary of the acreage and serves as a
spectacular private walking trail.
Inside, the classic 70s rooms are finished in sheetrock and paneling, and period carpets. A
central gas-log stove sits ready for the kind of heating supplement that Catskills winters reward,
backed up by baseboard electric and a new propane forced-air system. The kitchen is
straightforward and complete: dishwasher, electric oven and cooktop, refrigerator, with washer
and dryer close at hand.
Downstairs, laundry and a potential media room, as well as a dual-bay workshop with benches
and storage, wait for their next owner — the kind of space a mechanic, woodworker, or serious
hobbyist dreams about, and rarely finds already built. Outside, a three-bay detached garage
with storage above adds still more room to work, store, or tinker. New wood decking gives a
place to take it all in when you’re done for the day.
This property is for someone who wants privacy without isolation, land without a landscaping
bill, and a workshop that means business — all within the Sidney Central School District, on a
road where very little happens except the seasons changing.