6558 Thomas Corners Rd West Valley, NY 14171
Estimated payment $2,862/month
Highlights
- 94.1 Acre Lot
- Partially Wooded Lot
- High Speed Internet
- Pond
- Views
- Lot Has A Rolling Slope
About This Lot
This one-of-a-kind farm has it all! This property is located in West Valley NY, Cattaraugus County. Located on a secluded but maintained road, this 94-acre farm sits back along the Cattaraugus Creek offering multiple opportunities for its next owner. The property is split up by approximately 50 acres of tillable land which is farmed annually, and approximately 40 acres of scattered woods, brush, overgrowth, pond, and around 5 acres of lawn surround the house and outbuildings. The outbuildings consist of a 40 x 50 barn which can be used for cattle or storage with a loft that was previously used for hay storage. There is a 36 x 26 milking parlor and workshop that connects to a 50 x 100 arched steel building that can be used for stalls for cattle or for storage. The house sits in front of the outbuildings and has approximately 1,440 sq. ft. with good bones but will need work to make it livable. There is already a fenced-in area located behind the barns that can be used as pastureland and the new owner can start using for cattle as soon as possible. The tillable land is currently leased, with no contract, for $100 an acre which would be approximately $5,000 a year that the new buyer would get if they wanted to continue this lease with the farmer. This land is also prime hunting land with whitetail deer sign throughout. The owners get trophy-sized whitetail deer each hunting season. There is plenty of turkey sign as well. One-third of the property borders the Cattaraugus Creek which is great for kids and pets to play in but also prime fishing for anglers searching for brown trout, rainbow trout, and what locals call Steelhead Alley. This piece of property is perfect for a new farmer who wants to start their own journey or someone who wants to live in the country and have a hobby farm. The opportunities are endless! The annual taxes are $5,718.22. All rights convey. This property is located just 6 minutes to Springville NY, 23 minutes to Arcade NY and Ellicottville NY, 39 minutes to Buffalo NY, 1 hour 30 minutes to Rochester NY, and 1 hour 40 minutes to Erie PA.
Listing Agent
Listing by Landquest Inc. Brokerage Phone: 585.386.9413 License #10301222583 Listed on: 08/25/2025
Property Details
Property Type
- Land
Est. Annual Taxes
- $5,719
Lot Details
- 94.1 Acre Lot
- Lot Dimensions are 1180x3200
- Rural Setting
- Irregular Lot
- Lot Has A Rolling Slope
- Partially Wooded Lot
Parking
- Gravel Driveway
Home Design
- Fractional Ownership
- Land
Outdoor Features
- Pond
- Stream or River on Lot
Utilities
- Well
- Septic Tank
- High Speed Internet
- Phone Available
- Cable TV Available
Additional Features
- Flood Zone Lot
- Tillable Land
- Property Views
Listing and Financial Details
- Assessor Parcel Number 042200-010-000-0002-100-300-0000
Map
Home Values in the Area
Average Home Value in this Area
Tax History
| Year | Tax Paid | Tax Assessment Tax Assessment Total Assessment is a certain percentage of the fair market value that is determined by local assessors to be the total taxable value of land and additions on the property. | Land | Improvement |
|---|---|---|---|---|
| 2025 | $5,347 | $227,600 | $163,500 | $64,100 |
| 2024 | $5,347 | $210,700 | $151,400 | $59,300 |
| 2023 | $5,718 | $210,700 | $151,400 | $59,300 |
| 2022 | $5,188 | $210,700 | $151,400 | $59,300 |
| 2021 | $5,968 | $81,600 | $43,800 | $37,800 |
| 2020 | $1,333 | $81,600 | $43,800 | $37,800 |
| 2019 | $13 | $81,600 | $43,800 | $37,800 |
| 2018 | $1,290 | $81,600 | $43,800 | $37,800 |
| 2017 | $1,250 | $81,600 | $43,800 | $37,800 |
| 2016 | $1,227 | $81,600 | $43,800 | $37,800 |
| 2015 | -- | $81,600 | $43,800 | $37,800 |
| 2014 | -- | $81,600 | $43,800 | $37,800 |
Property History
| Date | Event | Price | List to Sale | Price per Sq Ft |
|---|---|---|---|---|
| 02/12/2026 02/12/26 | Pending | -- | -- | -- |
| 08/25/2025 08/25/25 | For Sale | $449,900 | -- | -- |
Source: Cortland County Board of REALTORS®
MLS Number: S1633294
APN: 042200-010-002-0001-003-000-0000
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