9371 S Protection Road

Welcome to this quaint hillside home, situated on a private mostly wooded lot in the town of Holland! Incredible landscaping with mature fruit trees, mature hardwoods, peaceful spring fed creek, and endless perennials greet you as you approach this modest home. Large back porch allows for peaceful nature watching or entertaining, includes a natural gas grill. Enter the home through the laundry/mud room, with half bath for added convenience. Cozy open floor plan for the living/dining/kitchen. First floor primary bedroom has a comforting gas fireplace and beautiful views of the yard and gardens with window lined walls. Enclosed 3 seasons room overlooks the Holland hills, front yard, and pool deck. The perfect relaxing area for morning coffee or weather watching, and doubles as wood storage during winter. Upstairs offers one bedroom with an open hallway to a bonus room, currently used as a closet but with small modifications could be a small office or 3rd small bedroom. Wood burning stove provides reliable heat for the entire home during long WNY winters. Full exterior access basement, perfect for storage of all kinds. 24x40 pole barn (2012) offers workshop space, electric, spring water, phone and internet. New septic in 2001, TTO roof in 2018, central air added in 2017, new carpets throughout in 2022, kitchen and laundry room fully remodeled in 2017. Secondary water source is a natural spring on the property. Sole ownership of easement will convey. Large above ground pool, with a deep end, for summertime fun! New pool pump in 2025. Property also has a small sugar shanty behind the pole barn, all the equipment and supplies included for any maple hobbyist. This is the perfect opportunity for private rural living… yet moments from Rt 16 for easy commuting! Showings start immediately, delayed negotiations 6/26 at 4pm.