95+ Acres with Year-Round Hoyt Creek and Historic Home in Tioga County, New York

95± Acres | Mature Forestland | Year-Round Creek | Historic Home | Endless Possibilities

Imagine owning more than 95 acres of beautiful New York countryside, where mature trees surround you, wildlife moves through the woods, and the peaceful sound of flowing water fills the air. This remarkable property in Tioga County offers a rare opportunity to enjoy privacy, outdoor recreation, and the natural beauty of Upstate New York.

Located between Elmira and Binghamton, approximately 20 miles south of Ithaca, this property combines a convenient regional location with the quiet atmosphere of a private country retreat.

 

The land has remained in the same family for more than 50 years. It features mature hardwoods and softwoods, including maple, cherry, and oak. In addition, year-round Hoyt Creek runs through the property, creating a beautiful natural feature that adds to its character.

A turn-of-the-century home also stands on the property. The approximately 1,296-square-foot residence offers several living areas, a full bathroom, two separate staircases, an upper-level bedroom, and an unfinished floored attic with potential for additional space.

Other improvements include a drilled well, an existing septic system, and a newer electrical service riser, meter, and utility pole.

Whether you envision a private residence, weekend getaway, hunting lodge, timber investment, or family retreat, this 95+ acre property offers room to explore your plans.

The seller is reviewing cash offers and may consider short-term seller financing with a significant down payment. Offers will be reviewed as they are submitted, so interested buyers should be prepared to act.

More Than 95 Acres of Mature New York Forestland

Finding a large, private parcel with mature timber and a year-round creek is a special opportunity. This property offers approximately 95 acres of natural woodland in beautiful Tioga County.

The land has remained in the same family for more than five decades. That long history gives the property a sense of continuity and makes it especially appealing to buyers who value established woodland and natural surroundings.

The forest includes a mix of hardwoods and softwoods. Maple, cherry, and oak are among the identified tree species. These trees contribute to the property’s natural beauty and may also interest buyers who want to investigate responsible long-term timber management.

The last timber harvest took place in the 1980s. This detail may be important to buyers who want to evaluate the current forest condition and understand its timber potential.

However, buyers should not assume that all mature trees have commercial value or that the property is ready for immediate harvesting. A professional forester can assess the woodland, identify tree species and quality, estimate timber volume, and recommend a management plan.

For buyers who simply want privacy and recreation, the mature forest provides a wonderful natural setting. For those interested in timber, it offers another opportunity to investigate.

Year-Round Hoyt Creek Adds Natural Beauty

One of the property’s most appealing features is year-round Hoyt Creek.

A flowing creek can transform the feel of a rural property. It brings movement, sound, and a connection to the natural environment. Here, Hoyt Creek provides a distinctive feature for anyone who enjoys water, wildlife, and peaceful outdoor surroundings.

Imagine walking through the woods and hearing the creek nearby. You might spend a quiet afternoon exploring the land, watching wildlife, or simply enjoying the sound of flowing water.

The creek also adds interest for photographers, nature lovers, and anyone who appreciates the changing seasons.

During spring, the surrounding landscape comes alive with fresh growth. In summer, the creek can provide a peaceful backdrop for outdoor relaxation. Fall brings colorful leaves and scenic woodland views, while winter offers a different perspective on the property.

Buyers should confirm the creek’s exact route and relationship to the property boundaries. They should also investigate any applicable stream protections, flood considerations, drainage conditions, and water-related regulations before planning improvements.

Mature Maple, Cherry, and Oak Trees

The property’s woodland includes several desirable tree species, with maple, cherry, and oak specifically identified.

These trees give the land a diverse forest character and create an appealing environment throughout the year.

Maple Trees

Maple trees are a familiar part of the northeastern landscape. Their seasonal colors can make the property especially attractive during autumn.

Depending on the species, size, condition, and forest management plan, maple may also interest buyers who want to explore timber or other woodland uses.

Cherry Trees

Cherry trees add another valuable hardwood species to the property’s mix.

Their wood may interest timber buyers and woodworkers, depending on tree quality and market conditions. However, a professional timber evaluation is necessary before assigning any commercial value.

Oak Trees

Oak trees contribute to the forest’s natural diversity. They also provide food and habitat for wildlife.

Mature oak stands can be especially appealing to hunters and nature enthusiasts who enjoy observing animals in a woodland environment.

A Timber Harvest Last Completed in the 1980s

The last timber harvest took place during the 1980s. This long period without a reported harvest may interest buyers who want to understand the property’s current forest condition.

Still, the time since the last harvest does not automatically determine timber value. Tree growth, species, quality, accessibility, and market demand all matter.

A qualified forester can provide an independent assessment and help buyers understand whether the property offers opportunities for selective harvesting, long-term management, or conservation.

A Turn-of-the-Century Home with Character and Potential

The property includes a turn-of-the-century home offering approximately 1,296 square feet.

For buyers who appreciate older homes, this residence provides a starting point for a renovation or restoration project. Its layout includes a kitchen, dining room, living room, family room, and full bathroom.

The home also features two separate staircases leading to the upper level and an unfinished floored attic with potential for future expansion.

Older homes often have a character that is difficult to reproduce. Their layouts, proportions, and architectural details can create a distinctive atmosphere.

This residence may appeal to someone who wants to restore a country home, create a weekend retreat, or investigate the possibility of a hunting lodge.

However, buyers should remember that the property description does not establish the home’s current condition or confirm that it is move-in ready. A thorough inspection is essential.

Kitchen, Dining Room, and Living Spaces

The home includes a kitchen and separate dining room, providing the basic spaces for everyday living and gathering.

The living room and family room offer additional flexibility. Depending on the home’s layout and condition, these rooms could support different uses, such as a sitting area, gathering space, home office, or guest area.

Buyers who plan to renovate should consider how the existing layout fits their needs. They may want to preserve the home’s traditional arrangement or investigate changes that improve comfort and functionality.

Two Separate Staircases

One distinctive feature is the presence of two separate staircases leading to the upper level.

This arrangement adds character and may provide flexibility when planning the home’s interior.

Buyers should inspect the staircases, flooring, railings, and surrounding structure. They should also confirm how the upper-level spaces connect and whether the layout meets their intended use.

Upper-Level Bedroom

The home includes an upper-level bedroom.

This provides an existing sleeping area, although buyers should evaluate its condition, access, ceiling height, heating, and compliance with applicable safety requirements before using it as a bedroom.

Unfinished Floored Attic with Expansion Potential

The unfinished floored attic offers another feature worth exploring.

Depending on its structure, headroom, access, and applicable building requirements, the attic may provide potential for additional usable space.

A buyer might investigate whether it could become a hobby room, storage area, office, or additional living space.

However, an unfinished attic is not automatically approved or suitable for conversion. Buyers should consult a qualified contractor or building professional before planning renovations.

Existing Well, Septic System, and Electrical Improvements

The property includes several important infrastructure features.

A drilled well provides an existing water source, and the property also has an existing septic system. In addition, the electrical service riser, meter, and utility pole have been updated.

These features may provide a useful starting point for someone planning to restore the home or develop a private retreat.

However, buyers should verify the condition and operation of each system.

Drilled Well

The drilled well is an important feature for a rural property.

Before purchasing, arrange a professional well inspection and water test. Ask about well depth, flow rate, pump condition, water quality, and maintenance history.

A water test can help identify potential concerns and determine whether treatment may be necessary.

Existing Septic System

The property has an existing septic system.

Buyers should confirm its location, age, condition, capacity, and approval status. A qualified septic professional can inspect the system and determine whether it meets the needs of the intended use.

If you plan to increase occupancy or convert the home into a rental or hunting lodge, confirm whether the existing system can support that use.

Newer Electrical Service Components

The listing identifies a newer electrical service riser, meter, and utility pole.

These improvements are useful details, but they do not confirm that the entire electrical system inside the home has been updated.

An electrician should inspect the service and interior wiring before buyers rely on the system for residential use or future renovations.

Wildlife, Hunting, and Outdoor Recreation

The property offers an appealing natural environment for outdoor enthusiasts.

Deer and wild turkey are frequently seen on the land, according to the property description. These wildlife sightings add to the property’s appeal for hunters and people who enjoy observing animals in their natural habitat.

With more than 95 acres of woodland, buyers have room to explore the land and enjoy the outdoors.

Whitetail Deer

Deer are among the most recognizable wildlife species in New York. Their presence may interest hunters and nature enthusiasts alike.

The property’s mature woods may provide cover and natural habitat. Buyers who want to hunt should evaluate the terrain, wildlife activity, access, and local hunting regulations.

Wild Turkey

Wild turkey sightings add another attraction for wildlife watchers and hunters.

Their presence contributes to the property’s natural character and creates opportunities to observe local wildlife throughout the year.

Hiking and Exploring

The acreage may appeal to buyers who enjoy walking through wooded land, exploring natural features, and spending time away from busy roads and developed areas.

Hoyt Creek adds another destination to discover while exploring the property.

A future owner could investigate creating or maintaining walking paths, subject to terrain, environmental considerations, and any applicable restrictions.

A Private Hunting Retreat

The combination of acreage, woodland, and wildlife may make the property worth considering as a hunting retreat.

The existing home could potentially serve as a base for outdoor activities after appropriate inspection and renovation.

Buyers should review New York hunting regulations, licensing requirements, season dates, and any applicable property-use rules before planning hunting activities.

A Location Between Elmira, Binghamton, and Ithaca

The property’s location adds convenience to its natural appeal.

Situated in Tioga County, it lies between Elmira and Binghamton and approximately 20 miles south of Ithaca.

This location may appeal to buyers who want a rural property without being completely disconnected from nearby communities.

Elmira, Binghamton, and Ithaca provide regional destinations for shopping, services, employment, and other everyday needs.

At the same time, the property’s woodland setting offers the privacy and atmosphere many buyers seek when purchasing acreage.

For someone planning a weekend retreat, the location may also make it easier to travel from nearby areas and enjoy time in the country.

Buyers should confirm the exact driving routes and travel times from their preferred starting point.

A Property with Several Possible Uses

The combination of mature woodland, year-round creek, existing home, drilled well, and septic system creates several possible directions for a future owner.

The best use will depend on the buyer’s goals, the property’s condition, and applicable regulations.

Create a Private Family Retreat

For buyers who want a place to gather with family, this property offers privacy and room to enjoy the outdoors.

The home could become a central part of a family retreat after appropriate inspection and renovation.

The creek, woods, and wildlife provide natural features that can make each visit special.

A family could enjoy hiking, exploring, watching wildlife, and spending quiet time in the countryside.

Restore a Country Residence

The turn-of-the-century home may appeal to buyers who enjoy historic properties and restoration projects.

Its existing kitchen, dining room, living room, family room, full bath, upper-level bedroom, and floored attic provide a starting point for evaluating a renovation plan.

A buyer could investigate improvements that preserve the home’s character while making it more comfortable for modern use.

Develop a Hunting Lodge

The property’s wildlife and woodland setting may interest someone looking for a private hunting lodge.

The existing home could potentially serve as lodging or a gathering space after any necessary repairs and approvals.

Before pursuing this idea, buyers should evaluate the building, septic capacity, water supply, fire safety, insurance, and any rules that apply to guest accommodations.

Explore a Weekend or Short-Term Rental

The location within reach of Ithaca, Elmira, and Binghamton may encourage buyers to investigate a weekend getaway or short-term rental concept.

A private woodland setting with a year-round creek could appeal to guests who want to enjoy nature and spend time outdoors.

However, rental use requires careful research. Buyers should investigate local short-term rental rules, permits, taxes, insurance, building requirements, and septic capacity.

Rental income is not guaranteed, and the home’s current condition must support the intended use.

Consider Long-Term Timber Management

The mature hardwoods and softwoods may also interest buyers who want to manage woodland over time.

Since the last reported timber harvest occurred in the 1980s, a professional forester can assess current conditions and recommend a management strategy.

Some owners may choose selective harvesting, while others may prefer conservation or long-term forest stewardship.

Either way, a professional assessment can help buyers understand the woodland’s condition and potential.

Important Mineral Rights and Title Considerations

One important detail deserves special attention.

The subsurface oil, gas, and mineral rights have previously been conveyed.

This means buyers should not assume that ownership of the surface includes ownership of the underlying oil, gas, or mineral rights.

The listing specifically advises buyers to perform due diligence regarding title matters.

Before making an offer, obtain a title search and review the recorded documents relating to the prior conveyance. Ask a qualified New York real estate attorney to explain what rights remain with the surface estate and whether any recorded agreements, leases, easements, or access rights affect the property.

Buyers should understand the distinction between surface ownership and subsurface rights. This is especially important when purchasing rural acreage with a long ownership history.

Seller Financing and Offer Information

The seller is reviewing cash offers and may consider short-term seller financing with a significant down payment.

This creates a possible alternative for qualified buyers who want to discuss financing directly with the seller.

However, seller financing is not guaranteed. Buyers should not assume that every offer will qualify or that specific financing terms are already established.

Anyone interested in this option should ask about:

• Required down payment.
• Financing period.
• Interest rate.
• Payment schedule.
• Balloon payment, if applicable.
• Collateral and security documents.
• Closing costs and other fees.
• Any conditions required by the seller.

A real estate attorney or qualified financial professional can help review proposed financing documents before signing.

The seller is reviewing offers as they are submitted. Therefore, interested buyers may want to prepare their offer and supporting financial information rather than wait for a specific offer-review date.

Important Due Diligence Before Purchasing

A property with more than 95 acres, an older home, a creek, a well, a septic system, and previously conveyed mineral rights deserves a thorough review.

Before purchasing, consider these steps:

1. Review the Property Survey

Confirm the exact acreage, property boundaries, access points, and location of the creek and improvements.

2. Inspect the Home

Arrange a professional inspection of the turn-of-the-century residence. Pay attention to the foundation, roof, framing, electrical system, plumbing, heating, windows, and signs of moisture or structural damage.

3. Evaluate the Attic

If you are interested in expanding the living space, ask a qualified professional to review the unfinished floored attic and determine what improvements may be possible.

4. Test the Well

Arrange water-quality testing and evaluate the well’s condition, pump, flow rate, and maintenance history.

5. Inspect the Septic System

Confirm the septic system’s location, condition, capacity, and approval status.

6. Review the Timber

Hire a professional forester to evaluate the mature hardwoods and softwoods, timber volume, accessibility, and management options.

7. Investigate Hoyt Creek

Review the creek’s location, flood considerations, environmental protections, and any restrictions that may affect future improvements.

8. Review Mineral Rights and Title

Because subsurface oil, gas, and mineral rights have already been conveyed, obtain a title examination and legal advice about the rights that remain.

9. Confirm Rental and Building Rules

If you plan to use the property as a hunting lodge, short-term rental, or expanded residence, check local zoning, building permits, septic requirements, and applicable rental regulations.

10. Review Seller Financing Terms

If you want to pursue seller financing, request the proposed terms in writing and have the documents reviewed before committing.

Frequently Asked Questions

How much land is included?

The property contains approximately 95 acres, more or less.

Where is the property located?

It is located in Tioga County, New York, between Elmira and Binghamton and approximately 20 miles south of Ithaca.

Does the property have a creek?

Yes. Year-round Hoyt Creek is one of the property’s main natural features.

What types of trees are on the property?

The mature forest includes hardwoods and softwoods, with maple, cherry, and oak specifically identified.

When was the last timber harvest?

The last reported timber harvest took place in the 1980s.

Is there a house on the property?

Yes. The property includes a turn-of-the-century home with approximately 1,296 square feet.

How many rooms does the home have?

The home includes a kitchen, dining room, living room, family room, and full bathroom. It also has an upper-level bedroom and an unfinished floored attic.

Does the property have a well and septic system?

Yes. The property includes a drilled well and an existing septic system. Buyers should inspect and verify both.

What wildlife can be found on the land?

The property description reports frequent sightings of deer and wild turkey.

Can the property be used for hunting?

The acreage and wildlife may appeal to hunters. Buyers should confirm current New York hunting regulations and any applicable property-use restrictions.

Are mineral rights included?

No. The subsurface oil, gas, and mineral rights have previously been conveyed. Buyers should review the title documents to understand the rights included in the sale.

Will the seller consider financing?

The seller is reviewing cash offers and may consider short-term seller financing with a significant down payment. Terms are subject to seller approval.

Find Your Own Private Retreat in Tioga County

This 95+ acre property offers a rare combination of mature New York forestland, year-round Hoyt Creek, abundant wildlife, and an older home with restoration potential.

The maple, cherry, and oak trees create a beautiful woodland setting. The creek adds a peaceful natural feature, while deer and wild turkey bring life to the surrounding landscape.

The turn-of-the-century home offers a starting point for a private residence, weekend retreat, or hunting lodge. A drilled well, existing septic system, and newer electrical service components add useful infrastructure to investigate.

Located between Elmira and Binghamton and approximately 20 miles south of Ithaca, the property combines rural privacy with access to nearby communities.

Whether your goal is timber management, outdoor recreation, hunting, investment, or creating a private family retreat, this acreage offers many possibilities.

The seller is reviewing cash offers and may consider short-term seller financing with a significant down payment. Offers are reviewed as submitted, so interested buyers should complete their due diligence and prepare their offers.

95+ acres. Year-round Hoyt Creek. Mature forestland. A historic home. A place to create your own Upstate New York retreat.

 

Listed on Zillow