9303 Falls Road, West Falls, NY 14170

Nestled among mature trees in scenic West Falls, this one-of-a-kind private retreat offers over 10 picturesque acres with 2 separate driveways, barn, paddocks, stocked pond, outbuildings, cabin and a beautiful home designed for both everyday comfort and unforgettable entertaining. Set approximately 300 ft from the road this spacious and inviting home offers an open floor plan with desirable first-floor living. Open kitchen has island, breakfast bar and adjoining summer kitchen offering additional counter space, storage and sink leading to a large utility room. Living room w/wbfp, Den w/gas stove, hallway with 1/2 bath leads to library/breakfast nook, and ultimately two large bedrooms and primary bath with walk-in shower. Custom built-ins throughout add both charm and incredible functionality; along with abundant closet space. Second floor has a spacious bedroom and smaller adjacent room, that can be used as bedroom or study/den with adjoining shared bathroom (tub/shower); large attic, and large walk-in cedar closet. Major mechanical updates include natural gas conversion, new furnace, central A/C, and HWT (2020). Step outside to your own resort style setting featuring an inground heated Gunite pool with upgrades including resurfacing, lighted hardscape, fencing, solar/winter covers. Trail leads to ravine/stocked pond with extensive improvements; perfect for fishing or simply enjoying peaceful waterfront views. Equestrian/car enthusiasts, hobby farmers, or business owners will appreciate impressive 40x90 heated/insulated barn featuring four 12x12 stalls, 12x14 foaling stall, tack room, watering system, upper workshop, and new metal roof (2020). Attached covered/open run-in area can easily be converted for additional stalls. Porched garden shed with raised and fenced garden beds. A heated Amish-built log cabin ideal for an office, studio, or retreat complete this extraordinary property. This investment opportunity is located within the Springville school district. A rare opportunity to own your own private paradise.