364 Ste Rte #331, Saint Johnsville, NY 13452

#1193 Western Montgomery County 53.3 acre farm, 36 tillable (high quality soils, rented by the season to an Amish neighbor). The y lay nice and have black silt loam soils. The remainder is about equally divided between pasture (some of which could be cropped) and woods. To my knowledge, the woods has not been logged in far more than a decade. There are fine southern views across the valley, and there is 2587' of road frontage on two roads. A tiny stream flows through the pasture and Crum Creek forms the northern boundary. This is a 30' wide, always flowing, clear water creek. By the buildings are a dug well and two drilled wells, one of which taps into an aquifer with water suitable for bottling. The farm is registered with the USDA and is eligible to participate in their programs and grants. I do not believe anything has been done with USDA that would encumber it. There is also a trailer pad with a septic. The home is 2188ft2, 2 centuries old, and was the subject of an extensive remodeling 10-15 years ago. As the owner's plans changed, the remodeling was never completely finished. But it is perfectly livable as it is. Floors were leveled and walls were studded to 6" thick. Nearly everything was sheet rocked and super well insulated, with new windows and doors. A very large wrap-around deck was built, some new floors installed (Southern Yellow Pine planks - very attractive), and there is a new stairway and rails. And a completely new bath installed (the shower was plumbed but not finished). Not to worry, there is a full bath downstairs. The home was largely re-plumbed and re-wired with a new entrance and a new hot air furnace. And the old roof and siding were replaced with enameled steel and vinyl, respectively. It has an eat-in kitchen with tons of cabinet space, oven, cooktop, refrigerator and dishwasher. The floor here needs to be re-covered. The living room is large, divided. The small section of it never had the floor surface finished. Upstairs, each of the 4 bedrooms has a cathedral ceiling. Three are nearly completed and the 4th needs additional work. The old diary barn was removed, but the foundation was left intact. The one story section of it stands. It is 36x50', clear-span, insulated and heated with a coal furnace. It has an open front so would be easy to add on to if it were not large enough for your needs. A large silo room is off to the side. There are 2 Harvestore silos (20x60' and 20x32') and a 20x60' concrete silo. There is also a 30x42 machinery shed with electric. At the edge of the nearest field is the frame for a hoop house, 30x100' with15' center height. Taxes are just $5859, but could be lowered considerably as the owner failed to let the authorities know he'd removed the dairy barn, so it is still appears on the rolls. The price is $449000: they'd like to hear offers. With 25% or more down the owner can hold terms at 4%, for up to 7 years (will listen to proposals). Available by separate treaty are the following: Ford/NH TC35 4WD tractor with loader (800 hrs), bush hog, finish mower, lawnmowers, pressure washer, 2 bottom plows, small disc harrow, posthole digger, rake, produce planter, rototiller... If you did not want all the land, they are willing to keep some. The property has been surveyed and would be fairly easy to separate. The minimum would be 15 acres of pasture with the buildings for $275000 or 20 acres by adding the smallest field - $299000.