Farms: Over 150 Acres
Want to earn part of all your living from a farm? You are at the right place. Our farming areas all have a long future ahead of them and we can’t wait to welcome you to the neighborhood. Please look under the sub pages to find the exciting properties that we can offer. 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! Note: if you don’t need as large an acreage or need something commercially viable, also check out what we have  under “Country Living“.
                                                                  “Sold” places will have details left here for a year so that you can make comparisons.

#1226  -  Central Otsego County. NEW LISTING  Very large property (w/solar potential) suitable for crops and/or recreation: 310 acres and over half could be tilled. The fields are huge and lay well. Leased last season to a neighbor, this can provide significant income to you without any effort on your behalf.  Or use it for your own crops. The neighbor spent $80000 getting it to this state, between lime, seed,  fertilizer and machinery costs, as it had been in continuous corn for some years prior. There are additional fields not used now that could be – call it “pasture” now. The woods are large and have wetlands in the back. There is a stream (with hydro potential of 1KW) and a pond with largemouth bass. You might watch the deer grazing and think them a herd of small cows, there are so many. Did I mention the views? Just spectacular! There is no better word to describe them.  And you have them from every field, in all directions.  There are 2800' of road frontage.

A driveway leads in ½ mile to a gambrel-roofed barn, built in 2014. You’ll have utter privacy. This is 50x80' and has 20' sidewalls. You could drive a tractor-trailer inside easily. It will hold a lot of hay or machinery. This is a well-built structure and has trusses every 24 inches. There is a 50 year warranty on the steel.

Now we get to the interesting part of this structure: the “apartment”. On the third floor of this is a 22x80' 3 bedroom apartment, entirely finished in natural wood, walls, ceiling, floor. Floors are both nailed and glued so they will never squeak. All the wiring is heavy duty 12/2 wire. All lighting is LED; forget about ever changing bulbs. There is a 200 amp entrance panel with plenty of space for additional circuits. It has surge protection. There is 4G wireless internet here, too. Heat is by efficient propane wall units. And the ceiling is insulated to R60! The walls were wrapped in plastic for moisture and wind control. That is overkill as the exterior walls of the barn are some feet away from the apartment walls - wind never hits them. The septic was done according to Hoyle and has a gray water system with 60' of infiltrators. Black water goes into a tank which won’t need pumping for years. Water is from a 100' drilled well. There is a second drilled well here, but in another location. I have never seen a well like that one – it has gold (literally!) flakes in it. I have seen mud and clay in wells before, but never gold – I didn't know gold even occurred in New York State. (Note: it could be iron pyrite or another mineral as it was not tested.)

Electric is totally solar – no more electric bills for you! Turn on your lights and let them blaze away when lines are down and electric is out for the neighbors. They are all envious whenever their power goes out and this doesn't. They had plans for an 8KW self-starting and testing propane backup generator, but I don't think that will be needed as any kind of daylight is sufficient for the batteries to charge, you don't need sunshine. They used a bank of gel-batteries, so they never need filling. These carry a 10 year warranty. There is a hybrid inverter there so electric can come from any number of other sources, hydro, wind, generator, whatever.

The apartment was Amish-built and shows the extra care that was taken. The main room is 22x35' and encompasses the kitchen, dining area and living room space. The end wall is mostly windows and there are two outside balconies as well (one was removed; it will be reinstalled). Walls, ceilings and floors are natural wood, so it has a very warm feeling. The kitchen cabinets are hickory and are quite distinctive. There is a Samsung French Door refrigerator, an Adora gas stove and a large built-in microwave that will stay. Like everything else, they are like new

The master bedroom occupies the far end of the building. It is 15x22' and has access to the outside via  the other balcony, well positioned to catch that great view over the pond  and into the valley to the north and east. There is a 9x9' walk-in closet. Three doors are on one wall. Two of them have full-size mirrors and the third is a very neat double-paned door with real grass between the glass. That allows natural light into the hallway without sacrificing privacy.

The third of these doors opens into the 9x9' bathroom. This is the only room without wood floors. It has tile instead. The vanity has a black granite countertop. All walls are floor to ceiling tiles of decorative onyx. The whirlpool tub/shower has a glass block end wall. Between the master bedroom and the living area are 2 more bedrooms, 8 and 9x18'. Neither has a closet, though there is plenty of space for one in a room 18' long.

On the second story is a 16x18' room that is not fully finished and serves as an oversized mud room now. It would make a good office space, TV room for  the kids, or craft room. Below it, on the ground level is another room of the same size, very unfinished, Plans were for it to house the utilities, including a washer and dryer and a second bath.

The owner’s life has taken a completely unanticipated 180 degree turn and he no longer is able to use the property as expected. After several years of not being able to visit, he understands that this won’t change, so, with reluctance, he has decided to offer this for sale.
The price we ask is $1.1M. He will entertain offers. There has been serious interest over the years from solar farm companies, who are interested in the south slopes that could be tied into existing high lines which transect the fields. (The owner is knowledgeable about solar and uses it on his home property in New England.)  There are four parcels which comprise the whole, one of which,  a landlocked piece of 7 acres, has a Quit Claim Deed. This deed is not considered as ironclad as the Warranty Deeds which the other parcels have, but has survived decades of scrutiny by lawyers for 4 separate owners. Taxes are low, under $6000 (most recent year posted, 2017, shows $4000). If you are interested in subdividing, there are 4 parcels here, so some of that work has been done for you.
#1223 - Western Montgomery County - SOLD
It’s easy to get up in the morning when you wake up to this view, the entire Mohawk Valley spread before you. Not only do you see your 234 acres, but you see everyone else’s land too. Of your land, 125 acres  are tillable, rented to a stable and good-paying tenant. The hay land could be certified organic.  Another 70 are tillable and about 35 are wooded. The terrain is rolling land, some nearly flat and some definitely not. An operational shale pit has been used to create good farm roads or for additional income. There is a mile of road frontage, a very lightly-traveled road cutting through the center so you have frontage on both sides, making it easy to get crops to where you need them.

A 47 tie two story bank barn is the largest barn (3240ft2). It is in quite good shape and has gravity spring water to it. But the nicest barn is 36x44’, a heated Morton building with a large 14x16’ door, concrete floor, and both shop and office area. A second level is used for storage. There is also a 22x60’ 3 sided barn for additional equipment storage.

The modular home is only 11 years old and has only been used during hunting season (which tells you something about the hunting here). Single story, 1200 ft2, it has 3 bedrooms and 2 baths with an open living room, dining area and kitchen. There is a laundry area as well.  It enjoys gas hot air heat and has gravity water from a second spring + a modern septic. It sits WAY off the road, utterly private, situated to take advantage of those views. It is reached by good farm roads which come in from 2 directions.
#1227 Eastern Herkimer County - SOLD
156 scenic acres with a dead end road location. Up to 125 can be cropped, though less are currently in use. Most could qualify for organic. 6-8 acres are in high value Aronia Berries. 25-30 acres are wooded and no trees have been harvested in years. There are 2 streams; the larger one has an 80’ waterfall (in the back - it’s a hike to reach it - but pretty). 2919’ of road frontage, 2 sides of the dead end road with more on a lightly -traveled State highway. Beyond the homestead, the road continues, but is abandoned with only rare local use. Water is from a drilled well. There is also a sulfur spring. Hay is taken by a neighbor (a handshake deal) and another neighbor watches the property for the owners. Views to the Southern Adirondacks from the fields.

The home is nestled in a front yard shaded by walnut and sugar maple trees and backs to a hill formerly used for pasture. It was stripped with the intention of rehabbing it, then work stopped. They are rarely there now and only use the downstairs. Originally, there were 6 bedrooms. 2 are downstairs, along with a large mud room, a living room with oak floors, a large kitchen (needs cabinets) and storage. The upstairs was taken down to the studs. The electric is on, however. There is a wood stove for heat, but it needs a safer chimney. The home has 2064 ft2 + a front porch, with a workshop/storage shed (~15x20’) right next to the home.

The gambrel-shaped slate-roofed barn is 36x90’ and has a drive-in loft, clear span. Below, the stable has 27 stanchions and 12 small pens. There is a 545g sunset bulk tank in the milkhouse, a vacuum pump, and a Patz barn cleaner. A leanto for heifers is roughly 20x56’. There are a mow conveyor system + 16x30’ and 18x40’ silos.

Other buildings include a 2 story 20x50’ hop house, a 10x18’ well house, and a 24x72’ machinery shed.
The farm is priced to sell at $550000. Taxes are between $4500-5000.
1219 - Western Montgomery County. SOLD
Even a poor farmer can make it on this land: 173.9acres, with 110 tillable, mostly in one field, all tile drained and at a low elevation for a longer growing season than is normal in the area.  You’ll find  the well-drained and relatively high lime Mohawk silt loams soils here (also some Palatine, Fredon, and Palmyra - you can get excited now!). Except for the 25 acres that was in corn last year, the remainder of the farm can be certified organic. Note: the land has been rented for this year. The remainder of the land is divided between pasture and woodland. Timber can be harvested no but the owner recommends waiting another 10 years. A stream winds through the length of the property and there is a pond behind the barns. There are over 7000’ of road frontage on this plus additional along I 90 (no access of course). Great views across the Mohawk Valley are from nearly everywhere.

The main barn is like new and measures 60x104’. It can be put to many purposes, but right now is used for hay storage and chickens and heifers. A drive-by manger is across the front and solar panels are on the roof. The former dairy barn has a completely new roof, trusses and everything. It is 55x75’ and is used as a large pen for goats. It has a cement barnyard and tie’s own drilled well. . There is a 16x24’ leanto with a pen that spans between the main barn and the silo room, which is attached to a 25x32’ storage barn. There are 2 Harvestore silos, 20x60 and 20x32’. There are 2 more principal farm buildings, a 23x43’ storage barn and a  40x48 insulated shop. It has a sales desk and inner office. And a second drilled well.

The home is a classic limestone colonial built in 1853. It serves as the home for the owner and can be viewed as exemplifying the reason why  bachelor’s quarters have the kind of reputation they have. Expect messy and dirty and you will not be disappointed. It is close to original condition, slate roof, mock fireplace, wide plank floors, with the superior original woodwork. It has an eat-in kitchen, full bath, office, storage and dining and living rooms downstairs, with another full bath and 2 large bedrooms upstairs. Both upstairs bedrooms have 2 huge walk-in closets. 2177 square feet of living space and is wheel chair accessible on both floors. Heat is with gas space heaters or if you wish to heat the entire home, there is a self-feeding coal furnace. A developed spring from across the street is the home’s water supply. Lots of it.

This farm has been in the family since 1929 and 7.5% owner terms may be available to help finance the farm to the right party. After a lifetime here, he is ready to move. Taxes are only $6500 and the price was just lowered to $920000. Now is the time for offers! The owner may wish to keep a brushy lot located on a side road - all negotiable.

Here is some sweetening: 5 acres on the corner are in a progressive lease for solar batteries. Once final approval is given, that will pay an anticipated $80000/year.
1210  - Western Montgomery County - SOLD
~ Over 200 acres
~ Operating family dairy
~ Gorgeous hilltop views
~ Spacious farmhouse
~ Woods & creek frontage for recreational use

 Drone video link: https://vimeo.com/995022679/29e65f6c9b

Operating dairy farm in the heart of the beautiful Mohawk Valley. Spacious and historic farmhouse, consistently productive hay fields. Gorgeous views from the hilltops and tons of opportunity for recreation across the woods, fields, and creek frontage.
The 207-acre farm has been in the family for 165 years and consists of 110 tillable acres, 72 wooded, and the remainder in pasture. Neighboring land available to rent if desired. All but the 22 acres now in corn could qualify as organic. 4 fields have been tile drained. Rolling land with varied topography. Very long frontage on Caroga Creek, plus 4800’ on paved roads. 5-6 acres of mostly wooded creek flats could be developed into a field or recreational use if desired. Two abandoned town roads bisect the property. There is a pond in the yard by the homes.

The main home is an Italianate farmhouse with 3,200 square ft of living space including 4 bedrooms and 2 full baths in mostly nice condition with some updates needed. 12 total rooms including a cherry-accented office, south-facing living room addition, open kitchen/dining area, laundry room, and front parlor. The original wood floors are wide plank in four rooms and 3” tongue-and-groove in the remainder. Wide, newly renovated front porch. Expansive insulated attic includes recreational space (ping-pong table included). The house is well-insulated with vinyl siding, re-done rubber roof, and thermal windows. Mud room entryway to the house also connects to a dry, walk-in cellar with low ceilings and partial concrete flooring.

Heat is oil hot air with a dual fuel (wood, coal) backup furnace and supplemental heat from a pellet stove. Water is from a 180’ drilled well that pumps 40 gallons/minute and feeds all buildings and cattle; water softener in use. There is a backup spring development but not in use. High speed internet through Verizon.
Also on the property is a 1984 double-wide, 3BR, 2 bath, on a slab. Currently inhabited, has working water, septic, and electric but likely in need of work to be move-in ready.

The dairy barn is 44x180’ with an additional “L” for hospital area and milkhouse/parlor. There is a double 4 parlor with take-offs and a 1250 gallon bulk tank. In the main barn are 80 freestalls, all newly re-hung. It is a drive-through style barn with curtained sidewalls and grooved concrete. A large (~30x40’) attached silo room serves the 20x60’ silo and features a large pen + room for hay. Young stock are housed in 2 south-facing Morton buildings, built 1984 & 1990. Both use headlocks. The 25x75’ has pen housing and the 30x60’ has 28 freestalls. A 24x40’ barn houses some of the machinery.

The property is well-kept. Taxes on all are $14000 and the price is $775000. Machinery available as well if interested.



BUILDINGS PHOTO SHOW
       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 keep our good working relationship.
                       Vinyard's Choice - Farms (Over 150 Acres)      roland@vinyardschoice.com    518-673-3212