35 Van Wagner Rd, Willow, NY 12495

Own a piece of history! After 10 years the Woodstock Farm Animal Sanctuary is moving to a larger space in the late spring of 2015. The sanctuary grounds include a 3100 square foot residence and many barns and outbuildings. This would be most ideally used as a private sanctuary, equine property, or vegetable farm. Right next door, a restored farmhouse / profitable B&B is available as an optional separate lot (asking price $375k). It's a 22.3 acre site in Willow, NY (Town of Woodstock), of which approximately 9 acres are wooded and remainder open or pasture. Frontage on State Route 212 on the south and the Little Beaver Kill stream on the west. 2 hours or less to George Washington Bridge. Along the drop-off route for Adriondack Trailways bus to NYC. Zoned R-3 and included in the NY State Agricultural District. 18,000-gallon pond with pump-fed waterfall. Main residence features: Unique, hand-built barn beam construction with modern structural shell, giving an open loft-like interior with 27' ceiling. Original barn frame was disassembled from the Lake George area. Featured in NY Times. 3 bedrooms, 3 full bath, 2 offices/dens, wood-burning stove and a large stone fireplace, recently-updated propane heat and hot water, 5 heating zones, wood floors throughout, including kitchen, 6-burner gas stove, backup generator with automatic switchover, large deck with custom-built privacy grid, built 1985, lots of upgrades and updates made since 2004. Note that due to the open-air loft style of the 2 upstairs bedrooms there is not much privacy sound-wise. No basement, just a crawl-space. Includes at least 5 outbuildings: 38 x 68' pole barn (Currently "Goat/Sheep Barn"); 30 x 40' pole barn with extra 30 x 16 covered area (Currently "Pig Barn"); 30 x 40' heated studio space -- easily converted for use as office or (with town permission) guest cottage, with structural insulated panel construction, radiant floor, 1.5 bathrooms and full kitchen; 24 x 24' two-story two car garage; 8 x 12 shed behind the residence; some of 10 additional sheds may be left behind if they are impractical to move. Farm buildings have extensive buried water and electric lines, separate meter. Farm buildings wired for solar and backup generator (solar panels and/or backup genie can be included; negotiable). Large compost pad set in the forest. A small section of forest was cleared but never used for additional pasture. Grounds are divided into 6 pastures currently, plus many smaller yards. In removing sheds some sections may need to be disassembled. A 1988 Dodge pickup to use as a utility vehicle on the property is included. Next door there is the profitable B&B (not included in the purchase price), includes tastefully-restored & renovated 2300 sq ft 5-bedroom, 3 bath residence (mostly new heating, plumbing, and insulation; septic completely redone in 2013) plus a 24 x 36' barn built in 2013 with 2 stories and heated studio space with full bathroom. Most recent taxes are $12,348 for large lot and approximately $7,500k for B&B lot. Nonprofit owes the B&B and doesn't pay taxes, hence the estimate. A full survey was done in 2006 and just needs some updates. Some people have asked if the property comes with any farm animals. It does not. As dedicated animal rescuers the owners would like to see this place remain a safe haven for them, where they can live their lives peacefully. Note that while farm animals are a permitted by law, the operation of a sanctuary with advertised open hours requires a special use permit, and the owners would discourage anyone from attempting that due to complications with the town. A private sanctuary, open by appointment only, might be acceptable but extensive research should be done by the buyer.