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. This property was once considered and planned to be the locations for chalet development, but today is the home to a single family home that is rare and breathtaking. Your first impression driving up the seven hundred foot approach is a view to your south west overlooking a pond and a hollow that is simply a postcard to behold. From the driveway and yard around the house you will be bathed in the fragrance of spring lilac, apples, and pears or the fall fragrances of turning leaves depending on the season. Relaxing by the spring fed pond under a custom pavilion will be the center of family barbeques, picnics or special occasions shared outside. Enjoy the stary nights by a campfire will be a welcome retreat from the hustle of a work week with a rock garden circle of seats, that might take you back to memories of summer camps. 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. The home has a lot of charm with an open concept kitchen. Preparing meals on a French-style cutting board island is a chefs delight, while being present in the airy space of the main floor. 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. The addition of a 4 season room looking over the valley out of the west windows provides a calming work space, a favorite place to enjoy a morning coffee, or just an off board room to relax in your favorite chair.  A main floor owner’s bedroom, bath and main floor laundry are welcome design features for owners looking for easy living. The upstairs is home to a loft at the top of the stairs, a second bedroom, a bath room and a very large bonus room that can be transformed into more bedrooms or a media room. From any window in any room there is a view that inspires the imagination or takes pause in your day to simply appreciate how special this location is above the valley below. Sister buildings next to the home are 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 For the outdoor adventurous and sporting spirits, 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. There is also a prepared second building location on the property for the potential of building a second home, or more buildings. Note: A portion of the home has an 805 sqft 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. This very successful, well established business marketed as part of this special listing is a tremendous opportunity to own a home business. 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. 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’
  • Approx. 1535 ft road frontage
  • GMO’s to convey
  • Taxes $9,176 (2021)
  • Parcel # 54.001-3-9.5

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