Biglerville Hospitality for Sale - Adams County
Whitetail Properties Real Estate proudly presents 1207 Flohrs Church Road, a one-of-a-kind, 634.18-acre multi-opportunity property.
634 acres are on one deed, of which 503 are in "Adams County Conservancy". Of 503 acres, 50 acres are fenced and can be used for agriculture or livestock. The 453 acres of Sterner Forest cannot be timbered and must be maintained as it is. The balance is 131 Acres, zoned "Hotel/Resort" under a Special Use Exception Variance.
Contractors and engineers familiar with the project estimate it at roughly 70% complete and available to assist in finishing it. The infrastructure required by the approved Final Land Development Plan has been built, except for final grading, the parking lot, and other minor items. What remains is finishing work and the next owner's vision. While the lodge appears to be heavy timber, the structure is weather-resistant everlog concrete, formed and finished to read as timber - no cost was spared. Over $10 million has been invested in the lodge, and the work is complete to date. Plans call for 18 keys, two ballrooms, a commercial kitchen, and elevators. Complete it as a wedding and event venue, a hunting lodge, a resort, or a hotel.
The property sits in Franklin Township's Agricultural and Open Space district. A zoning text amendment, a Special Exception for Resort/Lodge use, a separate Special Exception for a bed & breakfast in the stone house, and the Final Land Development Plan with four waivers are all approved. All of it transfers to a new owner. The property produces income from day one, without the lodge.
Three residences totaling 7,703 square feet are conveyed separately. The picturesque 5,838-square-foot main house is configured as a hospitality property and qualifies for the bed & breakfast exception. Features include five guest suites, each with a private bath; three with sitting rooms; a great room and a formal dining room, each open to its own sunroom; a large kitchen; nine fireplaces; an attached two-car garage; and terraced patios. A charming 864-square-foot cottage nearby offers one bedroom, one bath, and a newly renovated kitchen. Near the main entrance, a 1,000-square-foot ranch-studio offers two bedrooms, one bath, and an attached two-car garage. There are eight bedrooms and seven baths across three independent homes, offering immediate rental income, an owner's quarters, and staff housing. Outbuildings add 6,750 square feet: A 4,000-square-foot Quonset hut attached to a silo, a 2,500-square-foot bank barn with animal pens and a second silo, and a 250-square-foot woodshop with electricity. The property is served by natural gas.
This property offers more than one future. Complete the residences as a private compound and legacy landholding, leaving the lodge as-is and the property at its current land-based assessment, while retaining an entitlement that can be conveyed if a buyer changes their mind. The unencumbered acreage also has potential for multiple subdivisions. Of the land itself, there are 634 acres of remarkable seclusion: rolling woodlands, riparian forest, meadow, and ridgeline. 500 acres are enrolled in a conservation easement and permanently protected. The remaining 134 acres are unencumbered and are subject to the hospitality exception.
A state-stocked trout stream runs through the property, an approved trout water designated by the Pennsylvania Fish and Boat. The woods hold whitetail deer and wild turkey. The easement permits passive recreational use, including hiking, fishing, nature study, and trail development.
Buyer to verify all entitlements, permits, subdivision potential, and construction status. NPDES earth disturbance permit renewal required to continue build; see broker for status. Documentation package available to qualified buyers upon request or in the Data Room with registration.
