-FARMS AND HOMES-

These pages are filled with descriptions of village and country homes; some with large or small acreage.

OUR DAIRY AND COMMERCIALLY SUITED FARMS ARE ON A SEPARATE CATALOGUE AND WILL BE MAILED ON REQUEST. ACREAGE IS ALSO ON A SEPARATE CATALOGUE. Our listings are generally located between Albany and Utica, the Northern Catskills to the southern Adirondacks . We cover beautiful farm country with good roads, modern schools and colleges, all kinds of churches,, hospitals and stores. We think that you will enjoy our relaxed way of life.

PLEASE NOTE: The Disclosure Law, which came into effect on Jan. 1, 1992, requires that we inform you, the purchaser, prior to any substantive contact, that we act as "agents for the seller". If you would like more information or an appointment to see any of the properties that we have listed, we ask that you sign a standard disclosure for acknowledging this fact

12326RV/JS/DM/PH/LM GRAND ESTATE HOME ON 20.5 ACRES…………………….…..$199,000

“Third Hill”, as it is known, is located on 20.5 acres at the edge of a tiny village. The original portion was built in the mid 1700's and other sections were added during Victorian times. It has 4500 square feet of living space and was 95% redone in the past 2 years. You will find that Colonial colors dominate and a very old-fashioned feel is in nearly every room. It features new sheet rock, new wiring, new copper plumbing, new insulation, a new 97% efficient gas hot water heat system, and it is wired and plumbed so that an in-law apartment could be installed. Downstairs is a storage room with stairs to a walk-in attic above it, a kitchen, pantry, dining room, formal front hall, a double living room with wood stove hookup, a den, a bedroom and a bath. Upstairs are 2 walk-in attics, 4 bedrooms and another bath. Most floors are painted plank, but a few bedrooms have new carpet. There are many exterior features that give this home its grand feel - curved doors, Victorian curlicues, a curved wraparound porch...There is a good drilled well and a former chicken coop (24x24') that could be used for horses or as a garage or workshop. The estate is unique. It has a bunny ski trail and hooks up to existing snowmobile trails. There is good hunting for deer and turkey and the land is an attractive mixture of open and wooded. There is frontage on both ends of the property. Taxes are only $1200 and the price is just $219,000. Both are going to make someone VERY happy!

12392PH/RV/JS/DM/LM ADIRONDACK LODGE, SNOWMOBILE RETREAT  OR HUNTING CLUB......................................................................................$120,000

This is the place…. Bordering the Adirondack park this is a beautiful native log cabin on 12 acres in Fulton County , NY . Total taxes approximately $3000.  Constructed 7 years ago of  massive native pine logs, this home sits at the end of a 1200 foot gravel drive, on 12 acres, with 100 ft. frontage on a paved town road. Cabin is 28 X 30'. Upper floor features open floor plan, kitchen, with pine cabinets and ceramic tile floor and living room with fireplace and hardwood floors. Lower (cellar) 3 bedrooms, full bath and laundry room. Metal roof on all buildings. Property features a drilled well, 32 X 44 barn/garage with work area and huge storage loft and attached 44 x 8 open storage bay. Behind the house is a heated 16 x 16 rustic shed/workshop (heated) with attached woodshed and outdoor wood furnace which provides heat for the main house. All buildings have power. One of a kind property.  Hunt, snowmobile, relax and enjoy nature in the Adirondacks . SOLD

12396RV/JS/DM/LM/PH NATURE-LOVER'S CAMP ON 112 ACRES………........................................................................……….$159,900

Hideaway camp on 112 secluded and bucolic acres is just great! A small amount is open hay meadows and the vast remainder (like 108 acres) is wooded. The owner reports lots of large trees here -- maple, oak, ironwood, poplar, hemlock, white pine, cherry... 35 acres are in Wetlands and there is a large pond on the property. You will find this a wildlife haven with deer, beavers, fisher, muskrat, rabbits and other small game + herons, owls, turkey, hawks, geese, and ducks. There are three buildings here. A 2 story car garage whose second story could make an apartment, a one car garage, and a new 16x20' storage building that also could be used for residence. There is well with good-tasting water, a septic, and power right there. There is 2400' of frontage on a dead end dirt road - this is very private. No one lives anywhere near. Taxes are $1850. Possible owner terms to a qualified party. Canajoharie schools and, yes, the Town would plow the road for you if you lived there. UNDER CONTRACT

12360RV/JS/DM/LM   COMMUTER'S HORSE FARM WITH ARENA ...$205,000

Handyman's horse farm: for $237,000 you get an indoor arena that is 50x150', 14 box stalls, a tack shop & workshop, and a classic Greek Revival home. Yes, there is work needed and cleanup as well, but that has been more than factored into the price - we are not asking $500000! AND, it is located near Schenectady County , less than an? hour from Saratoga and 1/2 hour from the Capital District! This has been in the family since 1958. The current owner's parents operated it as a horse farm; he does not keep animals. Let's examine in detail what you will receive. The arena is in very good condition and has the 14 10x12' stalls located in the center of the barn, so the horses can run around the outside of the stalls. There used to be 20 stalls here but 6 have been removed. They all could be reconfigured, removed and reassembled at an end if that was so desired. The barn is clear-span and there are no structural limitations. Frankly, it contains way too many of the owner's possessions, which will be removed as he is able (right now, he is on crutches from a broken leg). The tack shop is in very good condition and is used now as a workshop but could easily be converted back - nothing was changed other than an overhead door added. It is 20x40'. There is an old small hay barn, in very poor condition, with the unpainted barn boards and heavy beams that are so sought after. Another building is a combination woodshed/lawn and garden implement shed. It is in good condition. The home is a classic Greek Revival, very original. The interior needs updating and remodeling, but basically it is in very good structural condition - with 2 exceptions. There is one rotted sill (some siding has been removed so that you can see it) and part of the roof is old. The exterior looks attractive and the grounds can be very nice. Inside, there is a dining room, living room, kitchen, and an unheated storage room. Upstairs are 4 bedrooms and a bath. There is in oil hot air furnace and also a woodstove. The basement is 3/4 and there are 3 wells (one drilled and 2 dug). All the original woodwork, trim, etc. are there as well as some very wide plank board floors. This sits on a paved side road and has 40 acres of land, with 501' of road frontage. About 16-17 acres are wooded and the remainder is either hay meadows or pasture. You will find outstanding views from the fields. The are 2 farm ponds as well. Taxes are about $4300 and it has Schoharie schools.

12394RV/JS/DM/LM/PH HORSE FARM WITH BEAUTIFUL NEWER ARENA………..$325,000

Fantastic arena on this horse farm. Just 5 years old, the arena is like new in every way. It measures 72x198' and has 19' side walls, is well lit, with good footing and tapered lower walls so your horse cannot brush you off against the wall. A 2 story wing is 36x48', is heated, and has its own bathroom and 5 12x12' box stalls with rubber floors, a wash stall, tack area. Upstairs is a lookout onto the arena. This area is insulated and heated and could be finished off into living space, an office or game room. The home, built in the early 1800's, was a parsonage in years gone by and is in nice condition. Downstairs is a double living room, formal dining room (with mock fireplace), country kitchen, den, sun porch, and a 2 car garage (new roof). All floors are hardwood. Upstairs are 2 very large bedrooms and a large hall. At one time in the past, each bedroom must have been divided into two smaller bedrooms. Heat is a new oil hot air furnace and also wood (see below).There is also a 2 story storage shed (20x25'). There are 11.6+ acres here, all flat open land, all with fine views, and is in an area with one beautiful operating farm right after another along the road. Taxes are absurdly low at $1200 (the arena is still exempt, but they get no Star as their daughter occupies the home –(this is a Town known for low taxes).

12391DM/JS/RV/LM 190 ACRE OPERATING BEEF FARM NEAR ONEONTA……….$390,000

Located in an idyllic valley setting on a paved road this 190 acre farm includes a circa 1856 and1910 Colonial farmhouse with 3,020' of road frontage. The house and the majority of the land are on the eastern side with the barns directly across the road. On the eastern side there is a mixture of pasture, cropland and 45 acres of forest lands. A small stream runs through the middle of the property and a pond is visible from the kitchen window. Geese have their babies on the pond each spring, wood ducks, mallards and mergansers visit. Deer, fox and turkey abound in the area, often stopping to drink from the creek that feeds the pond. On the western side are the barns, barnyard and a small pasture, plus a 5 acre piece that has been used as a calving pasture. A designated trout stream runs the length of the western side. 1,100 acres of state forest are located throughout the area. Part of the state forest adjoins the SW end of the property. The land and surrounding area are perfect for snowmobiling, hunting, fishing and recreational activities. The home is set back from the road and has 2,400 sqft. of living area, which includes a country style kitchen with the original built in cabinet and an eating area, dining room, side hall with a small room and a living room with a fireplace downstairs. The second floor has a landing, large hallway, huge linen closet, four bedrooms with closets and a bathroom. There are wood floors throughout the house. There is a new heavy duty oil hot air furnace which was installed in December of 2007. The home is well insulated and has new insulated windows throughout, a 4 year old roof and 200 amp electrical service. There are perennial gardens surrounding the home, crabapple and apple trees, as well as pine trees on the north side. There is a wonderful, large front porch where you can watch the 10 or so cars a day that pass. The spring water is excellent and piped to the house and barns with a new 1 ¼” pipe. There is also an underground invisible dog fence along the road front. The barns are just across the road from the residence. There is a 30x75' two story wood frame bank barn, which is up to code with 100 amp service, an 8' ceiling downstairs, a hay loft above and a new red metal roof. It has been used as a working area for cattle. It has the original beams and is a beauty. There are fenced working areas around the barns. There is also an old red barn for farm equipment storage and small animal housing. A machinery shed is farther down the road. The farm is only 4 miles from Morris; a lovely little village with all the amenities. There is a bank, grocery store and various other businesses. Morris Central School has recently been updated and is known for its excellence. Oneonta and Cooperstown are within 35 minutes with Albany and Binghamton about an hour on I-88. This was an operating beef farm. There are still 8 head and 5 new calves. It is a farm rich in history, character and beauty; a special place. The owners are moving to be closer to aging family members. The home is charming and entirely livable, but a new owner would probably want to do some updating. The farm has been appraised at $435,000. 

12390JS/DM/RV/LM/PH TASTE OF YESTERDAY ON THE EDGE OF SUBURBIA……$285,000

Less than 3 miles from the Utica city limits in a rapidly developing area is this 41 acre farm reminiscent of the way things used to be. Excellent location on state highway for a roadside market with 20 acres of prime level farmland to back it up. Another 20 acres of fenced pasture with a creek running through will provide for your livestock if you wish to go that route. The 12 room home is a circa 1849 center hall colonial in good condition. Downstairs is a large entry room, a large eat-in kitchen, a pantry/laundry room, living room, dining room, office and bath. Upstairs are 4 bedrooms, a storage room and an attic room. The floors are mostly plank, the ceilings high and there are two full length glass promenade doors in the dining room that go out onto the front porch. There is a 3/4 concrete basement with access from the attached garage, vinyl siding, a newer oil hot water heating system with radiators, a 150 amp electric service, woodstove hookup, an 1000 gal concrete septic and city water and gas. Structurally the home is in very good shape but it will need some updating and redecorating to suit your taste. The 36'x110' former dairy barn with full overhead hay storage is in very good condition and there is ample headroom for horses. The milkhouse has been turned into a workshop and there is also an attached storage shed. There are 38 swing stanchions and 2 pens, a 14'x30' concrete stave silo with an operating silo unloader and a greased and oiled Patz barn cleaner ready to go to work. There is also another 18'x18' storage shed. A great place to grow some vegetables, raise some critters or just to get a taste of the country close to the city. Located in the Town of Schuyler , Herkimer County . Whitesboro school district. Total taxes $3365 with no exemptions.

12378RV/JS/DM/LM   1860 BRICK ITALIANATE FARM................$399,000

Great old 1860 brick Italianate home for sale on this 50 acre farmette. There are over 20 acres tillable, and another 15 or so is in pasture, and 20-25 are wooded. The wooded land is steep and the open land is gently sloped. This is located less than a mile from a small town, had good views, and frontage on two sides of the road. There is a small pond and a bit of frontage on a large creek. The home as 2410 square feet of living space, an attic to die for, and a slate-floored basement. It is classic - double curved front doors, center hall with a wonderful old staircase + a servant's staircase, the ornate soffit supports that characterize these homes, large windows, sliding oak pocket doors, high ceilings, plank floors... Downstairs are an 18x18 living room and a dining room of the same size, joined by the pocket doors (has a bay window too), a 17x18' country kitchen, a full bath and a bedroom. Upstairs is an attic room, and a small suite of three rooms that has been used in the past for a tenant, but would convert back to bedrooms easily. There is another full bath here and a rudimentary kitchen. Floors are either refinished pumpkin pine or have been painted colonial colors. The home has oil hot air heat, a new rubberized roof (2001), 200 amp electric, a 100g concrete septic, and 4 dug wells. There is a new 3 car garage and a 36x96' barn, Gothic arch styled. You can drive into the mow and turn a tractor around in there. The stable below has 3 box stalls and room for 124 more. There is also a small shed attached and the original milkhouse to use for tack. This is a well-kept property with only $3800 taxes. The following machinery is available at fair market value: IH Hydro 84 tractor with loader and chains, IH 424 tractor, IH H tractor (wide front end), 6? mower, McCormick baler, NH256 rake, Kuhn(?) tedder, flat bed wagon.

12997DM/JS/RV/LM   130 ACRE COLONIAL FARM W0ULD BE GREAT FOR BEEF, SHEEP OR HORSES......................................$325,000

This farm has a great location just outside of town and even has village water! Of the 130 acres, 75 is tillable, 10 pasture and 40 woods. The land is level to rolling and has 4,700' of road frontage. There is a stream and an orchard. It is located near Dolgeville in the foothills of the Adirondacks . The home is in good condition and set up as two apartments. On the first floor are 2 bedrooms, kitchen, living room, family room and bath. On the second floor are 3 bedrooms, living room, kitchen and bath. Fireplace. Oil hot water heat. Hardwood floors. The home is presently rented for $1,325 per month. The barn is also in good condition and was formerly a free stall dairy. It is all open inside and would be a great barn for beef cattle, but would also lend itself to horses, sheep or goats. It measures 85x150' and has 4 silos. The barn is newly painted and has a manure lagoon. Taxes total $4800. Across the road are 66 more acres on the East Canada Creek, a noted trout stream, that the owner would be willing to sell. SOLD

12998DM/JS/RV    ATTENTION TROUT FISHERMAN..........$175,000

Here are 66 acres in the foothills of the Adirondacks with long frontage on the East Canada Creek, a noted trout stream and one of the most scenic bodies of water in New York . There are 38 acres tillable with the balance mostly woods with some fenced pasture. This property would make several beautiful building sites and is a rare find. Across the road from 12997. SOLD

12338DM OTSEGO COUNTY DAIRY FARM……………………..……$359,000

127 acres in the rolling hills just outside of Morris and buy a short drive from Oneonta. Land has been surveyed and fenced for rotational grazing. Two story recently renovated home is fully insulated and easy to heat. It has new wiring, siding and interior walls. The roof, furnace and most appliances are less than 5 years old. Dual heat uses indoor oil fired furnace and outdoor wood furnace. The barn is 140' long and set up with free stalls and mats. There is an attached 16 swing New Zealand style milking parlor. All fixtures are less than 5 years old. There is also a 32x48' shop building with high overhead clearance. Attached garage and woodshed. There is also a very nice two section outbuilding that has a half concrete floor with gates and water. The other half is used for equipment. SOLD

12382JS/DM/RV/LM   HERKIMER COUNTY STOCKED AND EQUIPPED CATTLE AND CROP FARM.....................................................................$745,000

Step right in here and get down to business. This 159 acre farm comes fully stocked and equipped with 57 head of mostly Angus and Angus X beef cattle, a Belgian mare and her filly foal (maybe even the dogs) and a very extensive line of mostly newer equipment ready to go to work. There are 104 tillable acres here of mostly high lime Honeoye and Lima silt loam soils, 10 acres of woods and the remainder in well fenced pasture. There is also a year round stream and 3 ponds to water your stock. As an added bonus there is a lifetime rent free lease for the adjoining 450 acre farm owned by a downstate hunting club with another 145 tillable acres. That makes a total of 250 tillable acres available here. There is a natural gas lease and a meteorlogical tower lease that will go with the farm. The home is an 8 room 25 year old raised ranch in very nice condition. The main floor has an eat-in kitchen, living room, 2 bedrooms, office and bath and it sells completely applianced and furnished. The finished basement was once a separate apartment with an entry hall, kitchen/living room, bedroom and 3/4 bath. There is also a stand up attic, a garage below, a large rear deck overlooking the fields, aluminum siding, new thermopane windows, a new oil hot water furnace and another wood furnace, a 200 amp electric service, a never ending artesian well water supply, 750 gal fiberglass septic and generator hookup. There is a modular pad just below the house with it's own electric hookup and septic in place should you wish to make use of it. The 40'x 110' former dairy barn with full overhead hay storage has had the stalls removed to make it more suitable to run beef cattle but the Patz barn cleaner remains along with a 14'x40' concrete stave silo with an unloader. The barn is soon to have a complete rehab by the noted Woodford Brothers firm. There is a new 48'x80' enclosed steel pole machinery barn with a 25'x80' attached leanto and another 30'x40' steel pole stock barn with 2 box stalls. The very extensive line of mostly later model tillage, planting, harvesting (including 2 combines) and hauling equipment included is way too long to get into here but will be provided upon request. All tools and miscellaneous equipment needed around a farm (and he has just about everything) are also included along with all crops growing and in storage at the time of sale. Note: The owner is interested only in a package deal. Total taxes are $4647 with the star program.  Asking $450,000 for bare farm.

12304RV/JS/DM/LM FULTON COUNTY FARM WITH LOTS OF BARN ROOM…………........................................…..$239,000

Small farm, big barns. This farm in Fulton County has over 1400' of frontage on 2 roads and views from all over its 15 surveyed acres of pasture. A seasonal stream winds through a corner of it. The post and beam main barn, a former dairy, is 70x115' and has 53 cow stalls, plus 25 more for young stock. A large part of this has an unusually high ceiling; the stable has 7 and 8 ones. There are 2 Harvestore silos (20x32' and 20x65') and a 20x60' concrete silo, all with unloaders that have not been used recently. There is also a 32x40' machine shed/shop. The eyebrow colonial home is being remodeled now. Downstairs is a modern kitchen, living room and den plus a full bath. Above are 4 new bedrooms with 11' vaulted ceilings and the beginnings of another full bath. The bedrooms have 2x6 sidewalls and 2x10' ceiling joists, all new sheetrock, and new windows. Coming is carpet for them and hardwood for both the upstairs and first floor halls. Right now they are painted plank. In addition, the home has been mostly rewired, has been fully replumbed and has a new roof. The combination oil wood hot air furnace is older but still heats the home. It will be replaced in a few months if no one buys the place first! A back section to the home, not mentioned above, is fairly large, but is in poor condition. There are 2 drilled wells here; the one by the barn serves the home and the one by the home serves the barn, but it has sulfur. It also serves land being retained by the owners. Taxes are estimated at $3300.

12339 RV/JS/DM/LM  VILLAGE HOME WITH A NEW INTERIOR……….$55,000

This village home has had EVERYTHING done to the inside in the last 2.5 years, but from the outside, it looks old. There is new wiring, new electrical entrance, new plumbing, new replacement windows (18 of them, all large), new flooring (vinyl and/or carpet, except in one room), new kitchen, new baths, new insulation, new 3 zone oil hot water furnace, new hot water heater, new oil tank... On the outside, they have only paved the drives and added a carport. The home has natural and old fashioned woodwork (it is of Italianate design and is over 100 year old), lath and plaster walls and ceilings, all of which are in very good condition.  There is a double living room (part of which is used a a bedroom now - a few minutes work and it will be back to original with no damage done), sun porch, dining room, kitchen and a full bath downstairs and 3 bedrooms (one of which is used as a living room now), a small storage room and another full bath on the second floor.  Attached to the home where the garage used to be is a large workshop and a back porch area. The lot is 50x45' (no more lawn cutting!), the neighborhood solidly middle class, and the village charming. Taxes are $1500.

12340RV/JS/DM/LM ROAD'S END FARM WITH CIRCA 1880 HOME………………………$344,000

Gentleman's farm on a dead end road has what you may be looking for - pond, stream, views, privacy, low taxes (~$2000) with a good home and 56.5 acres of very good land. 50 of those acres are tillable land, meadows, and another 4 are wooded. The home, built around 1880, has 9 rooms. Downstairs you will find a kitchen, living room, sitting room with a fireplace, dining room, office, laundry and a bath and an attached 2 car garage which is partly finished. Upstairs are 3 bedrooms, one of which is unfinished. Heat is oil hot air and there are 2 spots where wood stoves could be hooked up. Water is from a spring. Floors are vinyl and laminated downstairs and carpeted upstairs. The home is in nice condition, with the exception of the unfinished bedroom of course. There is a small front porch and a very large back porch which is set up for summer/winter use. It has some new wiring and some re-insulation done, and all new windows. The barn is hip roof; 35x60' with a single story 25x30' L. It is in good condition and has 7 pens, 8 stanchions and room to expand. As it is a bank barn, there is a good drive-in mow. An older pole barn is 24x44' and is in good condition. You will also find a large gazebo and a pigeon coop here.

12341DM/JS/RV/LM BORDERS BROOKFIELD HORSE TRAIL SYSTEM………………..…$425,000

Scenic 248.9 acres bordering over 13,000 acres of state land and the famous Brookfield Horse Trail System with 130 miles of trails. The property consists of 55 acres tillable with 20 pasture and the remainder overgrown pasture and woods. There are two streams and two ponds on the property, one of which is about an acre with ducks and fish galore. There is 5,000 feet of road frontage on both sides of a quiet town road. The old post and beam dairy barn is 30x70' with a drive in hay mow and is high enough for horses. It is in good condition. The house is in fair condition and made of cinder block. It has 4 rooms consisting of two bedrooms, bath, kitchen and living room. It would make a good starter home or hunting cabin. The electricity is REA and there are two dug wells. The property would make a good starter farm or hunting property. Taxes are $4422.

12988RV/DM/JS ALBANY COUNTY CONTEMPORARY ON 15 ALPINE ACRES……..….$225,000

The second highest hill in Albany County is the location of this contemporary home on 15 acres. State land is across the road - you can walk to hunting or fishing as there are nearby lakes (or use your own pond; it has fish, too). Plenty of places for trail riding as well as all the roads are dirt. In fact, the road the property is on is seasonal past their drive. Plenty of peace and quiet here and you can see the ski slopes of Hunter Mountain from the porch. You will find old stone walls, and nice landscaping here. About 1/2 open, 1/2 wooded. The home was built 26 years ago as an exemplary residence of a local contractor, since retired. It is post and beam, contemporary-styled, with a combination of vinyl novelty and shingle siding. Roofs are mostly new (some staining on the interior was from when the roofs were old in those sections). There are (2) two car garages attached to the home, one of which has upstairs storage. Water is from a 300' drilled well and it is good water. The home has an open interior, with kitchen, dining room, and living room occupying one large open space, with a cathedral ceiling. A family room and 2 bedrooms are off this. There are also 2 full baths, one of which serves only the master bedroom. A spiral staircase leads to a second story loft, now used as a bedroom by the owner's college-age daughter. Floors are plank throughout (although often covered by carpet) except in the kitchen where there is ceramic tile. The cabinetry there is custom pine. Other features are a security system, exposed beams and wood ceilings under the loft area, 2 walk-in attic spaces, a wraparound deck, electric heat (220 entrance), and a wood stove. Included are a one year old dishwasher and gas stove plus the refrigerator (6 years old). home would easily convert to solar. There is a 12x16 run-in shed for their horses. Taxes are $4300.

FOR APPOINTMENTS OR MORE INFORMATION ON ANY OF THE ABOVE LISTINGS, PLEASE CONTACT THE SALESPERSON WHOSE INITIALS APPEAR AFTER THE LISTING NUMBER.