2045 Baxter Mills Road

Secluded potential on a quiet dead-end road. This two-story frame home sits on over 12 surveyed acres and offers a rare opportunity for privacy, country living, or a mini-farm. It also works well as a weekend getaway. The home needs full renovation, but with vision, it could be transformed into a serene rural retreat. Natural features and on-site adventure: The property is bordered by a back slough of Ischua Creek, a prominent NYS-stocked trout stream that runs for roughly 17 miles—ideal for year-round fishing, canoeing, and kayaking. The wooded acreage includes mature hardwoods and rolling terrain, offering added seclusion and the option to build a cabin or second home. Nearby recreational opportunities: Campground Adventures is located just across the creek and offers glamping and camping accommodations including bell tents, vintage campers, RV and tent sites, a dog park, a community kitchen, a wind-chime trail, and kayak rentals with shuttle service. The Ischua Valley Country Club features a scenic 9-hole golf course, a bowling alley, access to snowmobiling trails, and an on-site restaurant and bar. Allegany State Park and Letchworth State Park are both a short drive away, providing extensive hiking trails, campgrounds, trout streams, and waterfalls. Rushford Lake is approximately 20 miles from the property and is popular for trout fishing, warmwater species, boating, and ice fishing. Cuba Lake, about 15 to 20 miles away, is another great spot for boating and fishing. The Pat McGee Rail Trail offers a scenic multi-use trail for hiking, biking, horseback riding, and snowmobiling, running through the nearby countryside. Access and safety note: Due to the home's condition, all visitors must sign a Hold Harmless agreement before entering. Drive times: Approximately 25 minutes from Ellicottville Approximately 1 hour and 15 minutes from Buffalo This property delivers privacy, natural beauty, and proximity to outdoor recreation—ideal as a private retreat, mini-farm, renovation project, or short-term rental investment.