2771 Route 76

This is a unique opportunity to own a versatile 85 acre property in the countryside with a home and barn located in Sherman NY, Chautauqua County. Discover the possibilities with this 85 acre property located just minutes from the Village of Sherman. Offering a rare combination of productive farmland, mature woods, excellent hunting habitat, and existing improvements, this property is perfectly suited for recreation, farming, investment, or a private country retreat. The land features approximately 28 acres of open fields that are currently ideal for hay production, crops, pasture, or future agricultural use. The acreage consists of mature hardwoods, scattered brush, and an abundance of wild apple trees. An established network of trails winds throughout the property providing easy access by ATV, side-by-side, or on foot. Hunters will appreciate the exceptional whitetail deer and turkey activity found throughout the property. The combination of woods, open fields, apple trees, and edge habitat creates an ideal environment for attracting wildlife. The property includes a nearly 1,000 square foot home offering 2 bedrooms and 1 full bathroom. While the home could benefit from some updates, it already features electric service, a private well, septic system, a newer furnace, and a durable metal roof, providing an excellent foundation for renovation or seasonal use. Additional improvements include a storage shed and a 30 x 60 barn that offers endless possibilities for equipment storage, livestock, workshop space, or potential conversion into additional living quarters or recreational space. With approximately 1,510 feet of road frontage, this property offers excellent accessibility and future potential for a variety of uses including a hobby farm, hunting retreat, recreational property, or full-time residence in the country. Annual taxes are only $2,244.03 and all rights convey with the sale. Located just minutes from downtown Sherman, NY, 15 minutes from Mayville, NY, 17 minutes from Peek'n Peak Ski Resort, 20 minutes from Westfield, NY, 37 minutes from Erie, PA, 1 hour 26 minutes from Buffalo, NY, and 1 hour 50 minutes from Cleveland, OH.