This property includes a house, shop, and barns on 25.25 acres located in Collins NY, Erie County. This exceptional country property offers a perfect opportunity to create your own homestead, hobby farm, or rural retreat. Situated on 25 acres with approximately 326 feet of road frontage, this property combines open fields, wooded land, and multiple outbuildings in a highly desirable setting. The 1,585-square-foot home is designed as a 3-bedroom, 1.5-bath residence with a full unfinished basement. The interior has been completely gutted providing a blank canvas for the next owner to customize and finish to their own style and preferences. Whether you’re looking to restore it as your dream home or create an investment opportunity, the hard part of envisioning the space has already begun. Behind the home is a spacious 48 x 50 insulated shop featuring concrete floors and a brand-new 200-amp electrical service making it ideal for a workshop, machine shop, equipment storage, or hobby space. A large chain-link fenced backyard in excellent condition provides a secure area for children or pets. Also included are two additional barns that were previously used for horse stalls but could easily accommodate horses, cattle, goats, chickens, or other livestock. The layout offers an excellent setup for a hobby farm or anyone looking to enjoy country living. The property features mostly level terrain with approximately 18 acres of mature woods at the rear with creek, while the remaining acreage consists of open fields surrounding the home and outbuildings. There are multiple apple trees on the property. Two separate driveways provide convenient access, one leading directly to the residence and the other serving the barns and shop allowing for excellent functionality and flexibility. Additional improvements include new underground electric service throughout the property and natural gas already connected. All rights convey. This property is located approximately 13 minutes from Springville NY, 14 minutes from Gowanda NY, 32 minutes from Ellicottville NY, 33 minutes from Arcade NY, 42 minutes from Buffalo NY, and 1 hour 30 minutes from Rochester NY.