7539 Irish Hill Rd West Valley, NY 14171

We are pleased to present this private and hidden retreat just 3.45 miles Northeast of the popular town of Ellicottville, NY. Start your morning with a coffee on a huge deck that overlooks a valley of rolling hills above the treetops that seemingly goes for miles, or come home to a sunset that baths the forest in orange glow, turning to star gazing every evening. This 1,568 square foot modular home sits on a walk out basement of the same size, doubling your square footage should you chose to finish the basement. The upper living space is open in design with a primary bedroom having a walk in closet and ensuite bathroom with double sinks and step over shower. The opposite end of the home has two more bedrooms and a full bathroom. The kitchen splits the living room and a breakfast nook, while the center attraction of the home is a large living room with patio doors leading to and elevated deck where spectacular views can be enjoyed above the trees. This property is constructed of two parcels combining for 53.35 acres or a park-like experience with an extensive ATV trail network with most trails wide enough for a truck, leading through nearly two miles of access to food plots and hardwood canopy. A significant amount of deer and turkey sign was observed and is obvious a large population of deer and turkey make this property their home. Two utility sheds are also part of this property for storing lawnmowers, ATV's and yard tools etc. Sold AS IS, this pearl of a home can be polished into a gem with a little touch up and become that special country home or vacation destination in the enchanted mountains near Ellicottville. Priced well to sell, call today for a showing. ADDITIONAL INFORMATION: A Sister lot of 32.75 acres with a farm house is also available for sale - Well - Septic - Propane - Electric - Cable - Wifi - Metal Roof - Walk out basement - 3.5 miles to Ellicottville - 5.2 miles to Holiday Valley Ski resort - 15.6 miles to Springville, NY - 1.6 miles to Rt. 219 - 36 miles to Buffalo, NY - GMO's convey - Taxes $3,026 (2023) Sold AS IS - Appliances included.