We are pleased to present this scenic 174-acre farm located in the serene countryside of Avoca, Steuben County, NY. A great opportunity, this diverse property offers a mix of fertile agricultural land, mature timber, and scenic natural features - along with a charming 2-bedroom home, a large dairy barn and a storage shed. With over 7,700 feet of road frontage on the combined roads of County Route 9 and Avery Hollow Road, access is convenient and versatile. Formerly a successful dairy operation, the farm boasts high-quality soils currently supporting corn production. The classic post-and-beam tie-stall barn sits prominently along County Route 9 and offers ample space for livestock or equipment storage. Just east of the barn, the cozy single-story farmhouse is set on an elevated lot, offering stunning views of the surrounding fields and southern wooded ridge. The home includes a spacious dining area that opens into a well-equipped kitchen featuring a large center island and generous cabinetry. Two comfortable bedrooms, a combined bathroom/laundry room and a cozy living room with a coal stove provide all the comforts of country living. Step outside to the front porch and enjoy the peaceful sounds of nature and the gentle flow of the nearby creek. Avery Hollow Road, a quiet gravel lane, winds through the northern section of the property and leads to a secondary building site where a vacant trailer currently sits. While not habitable, it offers a ready-to-go location for a future home or cabin with existing utility hookups already in place. The property has two water sources, a well and a spring, and can be switched back and forth between sources. The land is a balanced blend of 45+/- acres of productive Chenango channery silt loam tillable ground, a 5-acre hay field, an overgrown upper pasture and healthy stands of mature woodland. An established network of ATV and farm trails provides excellent access throughout the rolling terrain, making it ideal for recreational use or daily farm operations. The property also features multiple treestand locations for the avid hunter. Twelve Mile Creek runs through the heart of the property, offering a year-round water source for wildlife and excellent fishing opportunities for brown and brook trout. The area is well-known for its exceptional deer and turkey hunting, frequently producing trophy-class bucks. Close to several towns, this property combines convenience, productivity and outdoor enjoyment-ideal for a working farm, weekend retreat or long-term investment. All rights convey. Existing survey included. Call today for more details or to schedule a showing! ADDITIONAL INFORMATION: Timber and GMO rights convey, Former Dairy & Beef farm, 1034 Sqft home, 2 Bedrooms, Tillable acres, Well and Spring, 400 amp service, Creek, Trout fishing, Deer hunting, Turkey hunting, building location, ATV/Logging trails, 3.4 miles to Cohocton, NY, 4.6 miles to Avoca, NY, 11.3 miles to Bath, NY. Taxes (2024) $5,485. Sold AS IS. Buyer agent must be present on all showings, Do not send clients out without accompanying them. Disclaimer: Map illustrations are for reference purposes only and not the representations of the Listing agent or brokerage Whitetail Properties Real Estate LLC. Illustrations are provided by Land ID. Parties should be advised to confirm Illustrations with licensed professional service providers.