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6122 Mutton Hollow Rd 178 Acres of Commercial Land Offered at $2,396,992 CAD in Great Valley, NY 14741

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Investment Highlights

Spans approximately 178 acres of mixed open fields and wooded terrain across both sides of Mutton Hollow Road.
Includes a large barn with ample storage capacity and a garage/workshop area for additional utility.
Offers a recorded plot plan for 15 individual lots on the Christian Road side of the property.

Features an older farmhouse with three bedrooms, one bathroom, and functional living space.
Contains approximately 40 acres of timber and a creek located on the 96-acre section across the road.
Located six miles south of Ellicottville, near ski resorts, golf courses, and year-round recreational amenities.

Executive Summary

NEW PRICE! CONSIDER THE INCREDIBLE OPPORTUNITIES PRESENTED BY THESE EXPANSIVE 178 ACRES OF OPEN AND WOODED LAND, IDEALLY LOCATED JUST 6 MILES SOUTH OF ELLICOTTVILLE! THIS PROPERTY SPANS BOTH SIDES OF MUTTON HOLLOW, OFFERING A RARE COMBINATION OF NATURAL BEAUTY, VERSATILITY, AND GREAT LOCATION. THE 178 ACRES COMPRISES A MIX OF OPEN FIELDS AND WOODED LAND, MAKING IT SUITED FOR A VARIETY OF USES—FROM AGRICULTURAL PURSUITS TO RESIDENTIAL DEVELOPMENT, OR SIMPLY A SPACIOUS RURAL ESCAPE. KEY FEATURES: THE PROPERTY INCLUDES 81 ACRES ON THE HOUSE SIDE OF MUTTON HOLLOW, PROVIDING AMPLE SPACE FOR FARMING, RECREATION, OR EVEN A FUTURE DEVELOPMENT PROJECT. ACROSS THE ROAD, THE LAND EXPANDS TO 96 ACRES, FEATURING A BEAUTIFUL UNNAMED CREEK AND APPROXIMATELY 40 ACRES OF VALUABLE TIMBER, OFFERING POTENTIAL FOR FORESTRY MANAGEMENT OR TIMBER HARVESTING FOR ADDED INCOME. THE PROPERTY INCLUDES AN OLDER FARMHOUSE WITH 3+ BEDROOMS AND 1 BATH, WHICH COULD SERVE AS A PRIMARY RESIDENCE, A RENOVATION PROJECT, OR A RENTAL PROPERTY TO GENERATE INCOME. THERE IS A LARGE BARN THAT PROVIDES EXCELLENT STORAGE OR AGRICULTURAL SPACE, PLUS A GARAGE/WORKSHOP AREA THAT OFFERS ADDITIONAL FUNCTIONALITY FOR STORAGE OR WORKING PROJECTS. THE PROPERTY INCLUDES A PLOT PLAN FOR 15 INDIVIDUAL LOTS ON THE CHRISTIAN ROAD SIDE, MAKING IT A PRIME CANDIDATE FOR RESIDENTIAL DEVELOPMENT. THESE LOTS COULD BE SOLD INDIVIDUALLY OR DEVELOPED INTO HOMES. LOCATED ONLY 6 MILES SOUTH OF DOWNTOWN ELLICOTTVILLE, HOLIDAY VALLEY GOLF & SKI RESORT, ADVENTURE PARK, AND HOLIMONT SKI RESORT.A POPULAR YEAR-ROUND DESTINATION FOR SKIING, GOLFING, MOUNTAIN BIKING, SNOWMOBILING, FISHING AND COMMUNITY EVENTS, THIS PROPERTY OFFERS BOTH RURAL LIVING AND EASY ACCESS TO LOCAL AMENITIES. THIS PROPERTY PROVIDES A PERFECT COMBINATION OF RURAL LIFESTYLE, AGRICULTURAL POTENTIAL, AND INVESTMENT OPPORTUNITIES. WHETHER YOU’RE LOOKING FOR A SPACIOUS PROPERTY TO BUILD YOUR DREAM HOME, DEVELOP INTO A RESIDENTIAL COMMUNITY, OR EMBARK ON AGRICULTURAL OR FORESTRY PROJECTS, THIS LAND HAS IT ALL. DON'T MISS OUT ON THIS EXCEPTIONAL OPPORTUNITY.

Financial Summary (Actual - 2024) Click Here to Access	Annual (CAD)	Annual Per AC (CAD)
Taxes	$99,999	$9.99
Operating Expenses	-	-
Total Expenses	$99,999	$9.99

Financial Summary (Actual - 2024) Click Here to Access

Taxes (CAD)
Annual	$99,999
Annual Per AC	$9.99

Operating Expenses (CAD)
Annual	-
Annual Per AC	-

Total Expenses (CAD)
Annual	$99,999
Annual Per AC	$9.99

Property Facts

Price	$2,396,992 CAD	Property Subtype	Commercial
Sale Type	Investment	Proposed Use	Commercial Office Hold For Development Hold For Investment Warehouse
No. Lots	1	Total Lot Size	178.00 AC
Property Type	Land

Price	$2,396,992 CAD
Sale Type	Investment
No. Lots	1
Property Type	Land
Property Subtype	Commercial
Proposed Use	Commercial Office Hold For Development Hold For Investment Warehouse
Total Lot Size	178.00 AC

1 Lot Available

Lot

Price	$2,396,992 CAD	Lot Size	178.00 AC
Price Per AC	$13,466.25 CAD

Price	$2,396,992 CAD
Price Per AC	$13,466.25 CAD
Lot Size	178.00 AC

The sale includes the 96 acres on the other side of Mutton Hollow. Owners will sever the parcels: House, barn and garage on 5 acres $250,000. The 81 acres behind the house with frontage on Christian Hollow $884,900. Plot plans are available.

Description

This property consists of approximately 178 acres of open and wooded land located six miles south of Ellicottville. The acreage spans both sides of Mutton Hollow Road and is comprised of a mix of open fields and timbered areas. On one side, there are 81 acres that include an older farmhouse with three or more bedrooms and one bathroom, a large barn suited for storage or agricultural use, and a garage/workshop area. Across the road, the remaining 96 acres feature a creek and approximately 40 acres of timber. A plot plan for 15 individual lots exists on the Christian Road side of the property. The land offers varied topography, with open sections and wooded portions that include significant timber resources. The location provides proximity to local amenities in Ellicottville, including ski resorts, golf courses, and recreational destinations, while maintaining a rural setting

1 1

Somewhat walkable

20/100

Exceptionally drivable

100/100

Somewhat bikeable

20/100

Source: Local Logic^®

Property Taxes

Parcel Number	044400-065-001-0001-024-001-0000	Total Assessment	$638,036 CAD (2025)
Land Assessment	$363,948 CAD (2025)	Annual Taxes	-$1 CAD
Improvements Assessment	$274,088 CAD (2025)	Tax Year	2024