Property Description

Set just a short distance from the Village of Gowanda, this charming ranch offers comfort, privacy & natural beauty across 8.52 acres surrounded by Pine, Cherry, Larch, Red Oak, and Black Walnut trees, including approximately 3 acres of loggable timber. The property features a heated 2.5-car detached garage, a spacious Amish-built barn ideal for livestock, equipment, and baled hay storage, and a private water well located at the front of the property. On the right side of the property, you'll find a variety of produce and fruit trees, including one peach tree and two apple trees, alongside a vegetable garden with squash, tomatoes, cucumbers, and peppers, providing the opportunity to enjoy your own seasonal harvests. The home features 4 bedrooms and 3 bathrooms, with an inviting open-concept kitchen, living room and dining area, as well as a conveniently located first-floor laundry/pantry room. Luxury vinyl and laminate flooring flow throughout the home, while the fully finished basement, (approximately 600 sq ft) significantly expands the living space and includes a new egress window and Certificate of Occupancy from the Town of Collins recognizing the two basement rooms as additional bedrooms, offering exceptional flexibility for guests, home offices, or a growing household. A 200-amp electrical service provides ample capacity for future projects and upgrades. Step outside to the screened-in porch on the back deck and enjoy peaceful views of the open green space, perfect for nature walks along the babbling brook or watching wildlife roam freely, while pet owners will appreciate the invisible pet fence already installed on the property. Numerous updates provide peace of mind, including a 2-year-old roof, new gas furnace (2025), new water heater (2025), upgraded water filtration system (2022), reverse osmosis drinking water system, newer windows, recently installed master bedroom windows and side entry door, a mini-split system (approximately 7 years old), and included stove, washer, and dryer (approximately 2 years old), all combining to make this property a truly inviting place to call home.

Property Features

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