SANDRA W.

Fulfill your dream of raising livestock, owning or breeding horses, haying, operating a CSA business or just retiring to hobby farming and simple living. This ~40-acre farm for sale in Crawford County, Pennsylvania has lots to offer.

LOCATION
Situated in northwest Pennsylvania, the farm is about a half-hour from the Ohio state line, 20 minutes from Meadville, I-79, and 40 minutes from Erie. Pittsburgh and Cleveland are within a two-hour drive.

LAND AND BUILDINGS
The property spans both sides of a paved PennDot-maintained road, with a sturdy bank barn on one side (including approximately 10 acres of grazing pasture) and a 2 BR, 1BA ~1400 sq. ft. renovated century home on the other side (including approximately 20 acres planted in warm season grasses. There's about 10 acres of forest for hunting and timber.*

BRIEF HISTORY
The farm dates back to a local dairy cooperative in the early 20th century. From 1970s into the mid-1990s, the farm provided a sustainable lifestyle for the owner's mother. The pasture on the barn side was used for grass-fed Hereford cattle (about 25 head). A small flock of chickens roamed free range on the house side, and a big vegetable garden yielded plenty of produce for seasonal meals and canning and freezing.

In recent years, a neighbor has made hay from the barn pasture, monitoring and amending the soil as needed. Under a USDA NRCS Conservation Reserve Enhancement Program (CREP) lease, the gently sloping ground behind the house (~20 acres) was planted in tall warm season grasses. The field was mowed at intervals specified by the lease, which ended in 2022. A cost-share provision supported planting of a hedgerow of hardwood trees, conifers, and shrubs for wildlife habitat.

BANK BARN
The barn’s lower level has feed troughs for livestock but the area (approx. 30' x 40') could be converted to horse stalls or used for equipment storage. The top level is for hay storage (there are two chutes). There’s room to store a vehicle there, as well. A small cement block tool shed is attached to the barn. The barn's metal roof, foundation, and wood structure are solid. There is old wiring, but it was disconnected.

HOUSE
The house is move-in ready. The interior, renovated in 1978, has been well-maintained. On the first floor, a "mud-room" entry keeps boots and coats handy. The warm, welcoming eat-in kitchen boasts expansive countertop space and many cupboards. (Refrigerator and stove are included in the sale.)

The cozy living room has a vent for installing a wood or pellet stove. (The original wood stove was in the walk out basement and the electric baseboard panels in the living room and kitchen were used for auxiliary heat.)

Off the entry is a large room that was used for storage and the freezer. Update to suit your needs and style. It could be an an extra bedroom for a growing family or an office for a growing business.

Upstairs, there are two light-filled bedrooms - one extra large and one regular size - and a small bathroom with sink and tub.

Water is from a well (the electric pump and well pit are in the basement.) The hot water heater and household electricity are provided by the NW PA Rural Electrical Co-op. The main breaker panel in the basement has been updated. Plumbing has been updated to PEX.

The metal roof, furnace, water pump, vinyl siding and Simonton windows are all a little over 10 years new. The porch floor was redone in 2023.

CONSERVATION
If you are a nature lover, you will appreciate coveted access to a fen/seasonal wetland area beyond the barn/pasture that draws migrating waterfowl, birds, and abundant wildlife. Over 40 acres of hemlock bog, wetland, and upland habitat currently is under consideration for purchase by a well-respected conservancy to ensure preservation and watershed protection for generations to come.

TIMBER
The 10 acres at the west end of the property have had two sustainable cuts since 2012. Maple, oak, cherry, tulip. Open canopy areas were controlled for invasives.

BUSINESS POTENTIAL
If you are starting/building an ag business, the local community of Plain Folk provides a ready labor force for agricultural and other jobs. The proximity to large population areas could be a plus for CSA or horticulture operations. Crawford County offers a number of supportive programs for businesses, and the local FSA office is just minutes away.

AMENITIES
The close proximity to numerous amenities, accredited colleges (Allegheny and PennWest Edinboro), highly-rated public school and healthcare systems, and family-friendly rural living conveniently enhance the value and potential of this property.

CONTACT FOR MORE INFORMATION
Please reach out to owner via OEFFA re pricing and more details. If you have a solid plan and cash or qualify for conventional or VA financing, this may be the place to live your dream.

(*Acreages are approximate, pending a new survey.)