1187 County Route 31 , Granville, NY 12832(Washington County)

The Black Creek Headwaters Farm is 216 acres of picturesque farm and forestland in the Town of Hebron in Washington County. Located on County Route 31, a quiet year-round road, the 1860's farmhouse welcomes you, with views of a beaver pond, hayfields, and rolling hills with ever-changing colors. With its history of outstanding stewardship, natural aesthetic features, and widespread access across the acreage, this property lends itself to a variety of commercial endeavors. In addition to its agricultural potential, this scenic farm could serve as a venue for agritourism, glamping, weddings, or retreats, among other possibilities. The farmhouse is an ~2,847 sqft home with 4 bedrooms and 3 full baths, which has been modernized over time, yet retains its rural character. Notable features include a grand fireplace and hearth, modern kitchen and dining area, sunroom, and secluded deck. Adjacent to the farmhouse is a 980 sqft "in-law" house, a modern ranch-style home with 2 bedrooms and 1 bath. This would be ideal for those who want to downsize and be amongst family in a rural setting, or this separate home could be used as a long- or short-term rental. The Black Creek Headwaters Farm is an operating farm, enjoying the tax benefits of an agricultural exemption while producing a modest income with the sale of hay and suckling pigs. There are ~40 acres of well-maintained hayfields and pastures, with some fenced fields used in the past for horses. A 46' x 38' steel barn, with hayloft, was built in recent years to house horses, and is currently being used for the breeding of suckling pigs. The remainder of the property is mostly forested, with a majority of the forestland enrolled under real Property Tax Law 480a. 480a allows for the reduced tax assessment of qualifying forestland and subsequently lower school and property taxes for the long-term engagement of proper forest management. The current landowner, a professional forester, has been overseeing various forest management strategies on the property. A 2019-2020 timber harvest was undertaken with the goal of not just improving future timber quality, but more importantly, enhancing wildlife habitat. This harvest has led to an increased presence of white-tailed deer, black bear, ruffed grouse, woodcock, and turkey. The Black Creek Headwaters Farm has an exceptional network of roads and trails for both farm use access and recreational pursuits. These roads are regularly bush-hogged, have been upgraded for drainage and erosion control, and can accommodate a modern-sized pickup truck or SUV. Interior roads allow access to parts of the property that have stunning, long-distance views of the Green Mountains in Vermont. The property has three natural ponds amounting to nearly 18 acres. In addition to offering aesthetic benefits, these ponds provide desirable waterfowl habitat, supplying refuge for Canada geese, mallards, wood ducks, and mergansers, among other species. The Black Creek Headwaters Farm is half an hour from Glens Falls, less than an hour from Saratoga Springs, and 40 minutes from Manchester, Vermont. It is just over an hour from Albany Airport and less than 30 minutes from the Floyd Bennett Airport, which can accommodate small private aircraft.

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