Country Life: 10-50 Acres

Here you will find property where you can keep a few critters, enjoy the out of doors, and relax in the informal charm of your own farmhouse. Please contact us for aerial maps, an address, or for additional pictures. If you have questions, by all means ask. We are here to make your buying experience a great one! Be sure to check other pages for properties that are somewhat larger than this as you may find something just right there. Keep scrolling; there is a lot in here. And don’t forget to look under “Farms” as well. Some of the “Acreage” properties have barns, so if you don’t need a home, that is another spot to search.
“Sold” places will have details left here for a year so that you can make comparisons.

Didn’t find exactly what you wanted? We maintain good relations with our competitors and, even though they do not specialize as we do, once in a while one of them will have a place. If you spy one, let us know and we will work with it for you. You have spent time with us so we could see with your eyes. Let’s not give up our good working relationship.
Vinyard's Choice - Country Life (Under 50 Acres) roland@vinyardschoice.com 518-673-3212

#1220 - Southwestern Herkimer County. SOLD
At one time a nationally known restaurant, “The Stone House” recently had a new commercial kitchen but the previous owner removed all appliances but the 12’ stainless steel hood. The special walls and floor, wiring and lighting remain. There is a bright naturally lit 20x74’ dining room with casement windows looking out over the landscaped countryside. It has men & women’s lavatories, both new. And it overlooks a pond that never freezes as there is so much water entering it from the springs that give the property an unique water supply. I once clocked it at 6,000,000 gallons a day. Not large (85x105’), the pond is clear and deep with large trout. A very large landscaped lawn surrounds the buildings. Paved parking plus 2 overflow areas, enough for 50 cars. It was used most recently as a private residence. 11 tables and ~25 chairs will remain with the property.

The home portion is an absolutely classic limestone Greek Revival home, built c.1830. Walls are nearly 3’ thick. It has 4 remodeled bedrooms, 2 new full baths of it’s own, the former commercial kitchen area (now a new conventional kitchen + dining area) , living room, and former barroom w/wood ceilings, new 3/4" oak floor, exposed beams and stone walls with a beehive oven. There is a dry walk-out basement under the entire building (all new joists) , one with windows along the south side, so it could be converted to living space if the 4016 ft2 above it were not enough for you already. There are 2 1000g septic tanks, 2 oil hot air heat furnaces, UV water filter, new gas HW heater, high speed internet, and 2 200 amp electrical entrances with sub panels. Water is from a developed spring and a new drilled well. New steel roof on the main section, newer shingles elsewhere.

In the stone portion, you will find a 14.5x27.4’ main kitchen/dining room (commercial vinyl tile floor w/easy-clean walls and tons of dedicated electric outlets, new stove and dishwasher), 12x14.5’ downstairs bedroom w/ceramic tile floor, 14.5x15.5’ carpeted living room with an unique large recessed mirrored mock fireplace with decorative lamp stands, 13.5x20.5’ family room (new 3/4" pre-finished oak floor just installed). The upstairs bedrooms are all carpeted: 14.5x15.5’ with decorative ceiling and window wells, large curved walk-in closet area with decorative lamp stands; 12x14.5’ with decorative ceiling, walk-in closet and new bath; and 13x16’ with walk-in closet. There is a second full and newer bath upstairs along with additional storage areas.

Across the street is a 22x32’ 3 car garage, in very good condition and a 30x80’ pole barn that is only 19 years old. There is 905’ of road frontage (2 sides, so no one can build any closer than they are now). There are 15 well-kept acres here, nearly all open, mostly tillable high lime land with moderate to well-drained soils, just a beautiful piece of land. Almost everything approaches but never reaches flat. Two acres are in a Wetland, mostly around Steele Creek, which flows through one corner and along the far edge. This estate can be used in a variety of ways, home business, commercial (the Town told me getting the variance should not be a concern), agricultural, or residential. It once served as the first area Mennonite church, and at another time served 700 meals a week for senior citizens. A snowmobile trail runs nearby.

$399000 makes it a steal for someone who can use its special amenities - and a good buy for anyone else. This is only 20 minutes from the major Utica shopping areas, 15 to several small towns. Also available with 5 acres less land (some neighbors are envious and want part of it),

#1211 Western Albany County. NEW LISTING - SOLD, with all land
- up to 21 acres, mostly hay meadows
- 6 barns
- creek, views
~ Cheap, Cheap, Cheap

This in an area where you’ll never find good buys - until now. We have a farm, one with 6 barns, part of the largest tract in the area, for sale. You can buy what you want here, up to 21 acres. About 15 acres are in hay meadows; the rest beyond the farmstead is lightly wooded. . Mostly Burdette and Nunda soils. The fields have southern exposure with excellent views. At the southern end, there is 450’ frontage on Fox Creek (only 3/10 acre is in the 100 year flood zone, no Wetlands). There is 1522’ frontage on Rte 443. From here, one can easily walk to a restaurant or to the Town park.

There are six barns here, of varying sizes. A 20x60’ one has an 8” cement floor and was used as a shop. There is a pull-down stairs to the loft. The granary is 16x16’ and has a potbelly stove, so one could camp there in the winter if wanted. Another barn is 30x40’ with a heavy plank floor and a hay loft. There is a block 2 story garage, 18x24’. The big barn had a section removed for timber salvage and is now 20x40’, with an open side. Across the street is a 40x40’ barn (poorer condition than the others). These last two are very close to the road.

There is a drilled well, 80’+, with lots of water, though some sulfur. And a dug well with tasty drinking water. And a modern septic. The lot is nicely shaded with mature trees, an old road down to the creek, and it has a feeling of privacy hard to get on a tract of this size.

The home suffered extensive fire damage two years ago. Please do not attempt to enter it. First built around 1800 according to the historical marker, it had 3483ft2 of living space. 4 bedrooms, 1.5 baths, a fireplace, and nearly 90’ of wrap-around covered porch. It was uninsured at the time of fire and is the reason the property is for sale as the owner does not have the resources to rebuild and, disabled, does not farm.

An exact figure on taxes is not available as, without the home, its assessment was recently substantially lowered but new bills have not yet been received. And since the owner is retaining some land (he wants to control a tiny watershed uphill and to the side from what he is selling), significant tax adjustments would need to be made anyhow. Please refer to the maps to make sense of what I am about to say. Here’s how we have priced things. Parcel #1 includes all buildings, has a bit over 3 acres and about 739’ of road frontage plus the 450’ on Fox Creek. No one can build across from you as you’d own both sides of the road: $82000. If you want more land, Parcel #2 may suit suit you well, you’d get all of #1 + enough additional land so you’d have just over 21 acres, 2 fields in a very good state of tillage (no sprays used) and views to the upper Catskills and Helderbergs along with1522’ of road frontage. Some of the extra land is lightly forested, but most are open hay meadows: only $119000.

(Please be aware that no survey has been done yet so acreages are our best estimates. We have checked with the Town and are satisfied that no barriers are presented as long as there is at least 3 acres is sold.) The owner asks for 30 days after closing to remove his possessions.

People have inquired about how bad the fire was, what is salvageable and so forth. I will give you my impressions. The upstairs is the worse. I have not been up there: maybe it’s entirely safe to walk on, maybe not. There is smoke damage throughout; everything is black inside. Both floors. The upper windows are all out and the western part of the home is burned through, but this was the portion least used, over the garage. In the basement, it looks the same as it was before the fire. Excellent foundation, by the way. Furnace, water systems, cistern, electric entrance (looks like 200amp) and wiring, PVC drain lines, water softener, foundation, floor joists and sub flooring - these were all untouched. Most of the siding was untouched as well as dirt floor ceiling joists, sliding glass doors, and wall studs, but all interior surfaces were smoke blackened. In addition there are on the porch well over 30 windows that were not touched, along with maybe 4 doors The roofing is steel and does not show damage over the main part of the home. And of course the driveway, wells, septic, and underground plumbing were not affected either. I’d be tempted to tear away the west wing and the second story, rebuilding on that, with all new interior coverings of course, and you’d have a well built home, large, and like new for a fraction of the price of a new one of the same size.

#1204 - Horse Farm in Cooperstown. NEW LISTING, SOLD

A barndominium! Well-kept, too. All buildings are new since 2000. The main structure is 72x84’, has 6 box stalls, a 1000ft2 residence, and room enough left over for a small arena. Some of that is used now as a farm shop. If you wanted more living space, some modifications to the roof trusses could double the living space or you could expand into the rest of the barn. As it stands now, there is a kitchen/dining area, a large summer room, a living room, a professional office (which might be a bedroom for someone else), a study, and 2 more bedrooms plus the bath. Water is from a 200 drilled well and there is a 1200gallon septic. Heat is electric baseboard, but they prefer to use a wood stove and a propane backup. Walls are real wood paneling and floors carpet or laminate. Very comfortable, efficient and there’s zero commute.

A second barn is 40x50’ and has room for 8 box stalls, though there are just two now. One is a mare/foal stall, double-sized. The rest is used as a run-in area. Wings on either side provide space to store vehicles and farm machinery

There are regular run-in sheds as well, 10x30’, 10x12’ and 10x10’. And a sand outdoor arena for training. This is pipe-fenced. There are several frost-free hydrants to make your life easier when watering.

You will love the area. The farm is located on a road which becomes seasonal a short distance beyond the property. Many of the neighbors live there only seasonally. So you find all the peace and quiet anyone could ask for. It is scenic, with beautiful area views everywhere. Somewhat rolling topography except in the area surrounding the buildings , which has flat and gravelly soils. And of course, it is close to the many amenities of Cooperstown. If you need a larger city and big box stores, Oneonta is 20 minutes away and there are others which are closer. It’s a great area.

The land is mostly tillable, and is rented to nearby Menonite farmers. A small stream runs though. There is a total of 26.14 acres. This is broken down into 2 parcels, 13 acres each, purchased at separate times from different owners The 13 acres with the buildings has 1415’ feet of road frontage and is priced at $300000. The adjoining 13 acres has no buildings and has a bit under 500’ of frontage and is priced at $50000.

Pink line for home parcel.

It will not be for sale separately until we have a solid contract on the barndominium. If you want both, there is a discount: $325000 for everything. And if you want more land, there is an adjoining neighbor who would agree to sell.

Taxes on everything are <$2800. The owners have 3 exemptions, Star, Ag Value, and veteran’s. The first two would be available to anyone who lived there. The owner is willing to discuss price and, if needed to make a deal work, could add a small amount of owner short-term financing. Please note that to insure an orderly transition, the owner prefers to close after June 1st.