Private Living With Valley Views With Pond On Acreage


Living on top of a mountain with spectacular views await your country living dreams. Nestled above Little Valley, NY this very special property has a park like feel and experience for peaceful easy living. Relaxing by the spring fed pond under your pavilion or enjoy the stary nights by a camp fire will be a welcome retreat from the hustle of a work week. Cast a line off the dock for big bass, or play with the kids on the play set never loosing sight of the valley scenery. A groomed trail system traverses the entire wooded portion of the property leading you through several food plots and past orchards where an abundant amount of deer and turkey call home. The owners have enjoyed quality deer hunting over the years harvesting trophy class bucks, which is evident by the big buck on the wall in the family room. Mature oak, maple, cherry and hickory complete the composition of the woods. A significant amount of marketable timber is on the property. Recently the owners harvested $61,000 of hardwoods off of only a 10 acre section of the property. There is a timber investment opportunity for the new owners should they choose to take advantage of it. The home has a lot of charm with an open concept with the addition of a 4 season room looking over the valley out of the windows. A wood stove in the family room takes any winter chill out of the house providing that chalet feel this ski country area is known for. A three bay garage with shop and a four bay lean-to each with power and concrete floors are handy for storage of even the largest vehicles or farm equipment. A portion of the home has an 805 sq ft established business in it. This area can remain a business or can be converted into a very large great room to expand your living space, or have it modeled into a second suite for an expanded family… the possibilities are limited only by your creativity.  Note: there is a very successful, well established business marketed as part of this special listing. The business was established in 1947 and has a national foot print. It is for sale, and not part of the realty listing price. Please contact the listing agent for more details. If you are looking for a business that is turn key with lifestyle living in the country, this is your opportunity. There is also a prepared second building location on the property for the potential of building a second home, or more buildings. Every now and then a special property becomes available, a lucky new owner will be very happy here, check this one out!

Property Details

  • Private living
  • Private drive
  • Spectacular valley views
  • Pond with dock
  • Pavilion
  • Garage with shop
  • Trail system
  • Food plots
  • Blinds
  • Orchard
  • Bordered by State Land
  • Mature timber
  • Immaculate home
  • Business on property
  • Second building location
  • Wood stove
  • Propane
  • Approx. 4.3 miles SW of Olean, NY
  • Approx. 6.9 miles north of PA line
  • Close to St. Bonaventure University
  • Approx. 10 miles west of Ellicottville, NY
  • Close to skiing
  • Close to golf courses
  • Approx. .5 miles from Cattaraugus County Fairgrounds
  • Approx. 8.5 miles north of Salamanca
  • Approx. 1 hour south of Buffalo, NY
  • Kitchen 16’ x 10.2’
  • Dining Room 11.8’ x 16.1’
  • Family Room 12.1’ x 12.7’
  • 4 Season Room 11.10’ x 10.3’
  • Owners bedroom 12.5’ x 11.5’
  • Bathroom 7.7’ x 7’
  • Bed one 13’ x 13.9’
  • Bathroom two 10.9’ x 9’
  • Loft 20’ x 13.6’
  • Bedroom three/storage 35.2 x 22.11’
  • Foyer 11.11’ x 11.7’
  • Bonus/mud room 11’ x 11.7’
  • Business room 35.2’ x 23.2’
  • 3 bay garage/shop 32’ x 40’
  • 10’ doors
  • 4 bay lean-to 40.6’ x 17.9’
  • GMO’s to convey
  • Approx. 718 ft road frontage
  • Taxes $9,176 (2021)
  • Parcel # 54.001-3-9.5

6206 Kahler Hill Road, LOT#WP001
Little Valley, New York 14755