Battleview Farm

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Property Location
5 Wrights Rd, Easton, NY
[Washington County]
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48 acres available
32 open acres for farming
16 wooded acres / other

Property Description

Soil types:

Mixed, see description

Description of the property’s current condition and current use(s):

Battleview Farm is located at 5 Wrights Rd in Easton NY less than an hour from Albany and Saratoga Springs. 

Soils: The farm is 48.5 acres in total, including 17 acres prime, 12.6 acres prime if drained, and 9.3 statewide important.  Of these acres, 7.6 are prime, tillable, flat, well drained and suitable for vegetables, and there are 24 additional acres of open land suitable for hay, pasture or other perennials (these totals reflect just field acreage, excluding buffers, hedgerows and roads).

For a copy of this listing, maps, photos and other property information, please visit https://goo.gl/ZE19oT. For questions about this sale, please email [email protected]. For questions specific to the easement, please email [email protected]

The property is divided in two parts by River Road/ Route 113, with the lower portion being flatter between the road and the Hudson River, and the upper portion with the farmstead complex constructed on a gradual slope.

Overall the land has some rolling undulations and portions of the property are may be subject to occasional flooding along the waterfront, and others are currently subject to water accumulation from the hillside.  

It features ½ acre of shale gravel that can be used for equipment storage or extracted for road maintenance purposes.

Farm history / past uses of the property:

The property is currently in hay production. Ten acres of pasture were re-seeded in 2014 with alfalfa and clover. The remainder were re-seeded in 2015 with timothy and clover. The property was previously occupied by a diversified pasture-based livestock operation, and prior to that a small vegetable farm. 

Farm Infrastructure

Infrastructure and equipment:

  • water
  • barns/structures
  • housing
  • electrical

Water access description:

Two separate wells provide water to the house and barn. It includes 1,000 ft of frontage waterfront access on the Hudson River. 

Barns/structures description:

Farm structures include:

  • Barn: 50ft X 32
  • Attached Aluminum Run-in Shed: 50ft X 26
  • Shed: 26ft X 15
  • Chicken Coop

Farmer housing description:

Property includes a 2928 sqft farmhouse built in1850. This farmhouse is a duplex with a total of 6 bedrooms, two bathrooms and two kitchens.

Crops and Livestock

Types of crops permitted to be produced on the property:

Vegetables, Fruits, Grains, Ornamentals, Hay, Other Crops

Types of livestock permitted on the property:

Cattle - Beef, Cattle - Dairy, Equine, Goats/Sheep, Pigs, Poultry, Other livestock

Livestock/crops description :

It is best suited to a market garden style vegetable operation on 7.6 acres paired with any small-scale perennial or pasture-based production on the remaining 24 acres of field space, or the additional 24 field acres could continue to be leased out for hay production. It would also be well suited to a diversified pasture-based animal operation or homestead.

Tenure Options

Tenure options:

For Sale

Description of tenure options:

Current Ownership & Timeline: Dirt Capital Partners currently owns Battleview Farm and is interested in finding a buyer to purchase or lease then purchase the farm, who will keep the farm in agricultural production. The farm is available starting anytime in fall of 2018. The fields are under lease for hay production until year-end 2018. The house and barns are available.

Purchase Price: The purchase price based on a recent 2018 appraisal is $278,000, with the option to add a pre-emptive farmer affordability restriction to reduce the purchase price further.

Purchase: A qualified buyer is a farmer with at least 3 seasons of farm management or ownership experience.  Prospective buyers shall submit an offer to purchase on or before October 12st, 2018 to [email protected]. All offers will be reviewed at this time, and prospective buyers shall be notified by Oct 26th, 2018. With your offer please include a description of your intended use for the farm and resume or bio detailing your farm experience.

You may include proof of financing or funds with your offer, but it is not required. Please do indicate what financing you intend to use for a future purchase, and whether you have an existing relationship with this agricultural lender for your current operation. If you intend to lease the farm while getting established or completing the purchase, please indicate how long you wish to lease for (between 3 months and 5 years).  In this case, the lease fee is $1260 per month, plus property taxes and insurance. 

Additional Information

Preferences and restrictions on agricultural activities:

Conservation Easement: ​The property was permanently protected as farmland by the Agricultural Stewardship Association and the Open Space Institute in 2010. A copy of the Conservation Easement and Baseline Documentation Report are available. The farm will be sold subject to this perpetual farmland conservation easement that allows agricultural uses. The easement will allow the existing house and farm structures to be repaired or enlarged and new farm structures to be constructed.

Do you require a farmer who qualifies for agricultural assessment?:

Yes

Are you willing to have the public on the property as a part of the farm business?:

Yes

Any additional information about this property:

The current property taxes are $2,165.80 (reflects existing ag exemption), plus $2,761.42 for school tax (does not reflect an existing ag exemption). The current property insurance is $1800.

For a copy of this listing, maps, photos and other property information, please visit https://goo.gl/ZE19oT. For questions about this sale, please email [email protected]. For questions specific to the easement, please email Ja[email protected]