Auction Opportunity: 2-Bedroom Log Home on 3.25 Acres With Pond

A distinctive country property in Attica, New York, is attracting attention with its combination of a log-style cottage, 3.25 acres, private pond, detached garage, large deck, and scenic valley views. Located at 2585 Cotton Hill Rd, the property is being offered through a public online auction.

The approximately 1,000-square-foot home was built in 1945 and offers two bedrooms, one full bathroom, and a single-story layout. The property provides a compact living space while placing much of its appeal on the surrounding acreage and outdoor setting.

One of the home’s most notable interior features is the large living room with a stone fireplace and wood-burning insert. The fireplace adds a strong focal point to the space while complementing the home’s rustic country character.

The home also includes a galley-style kitchen, one full bathroom, and two bedrooms. Its relatively modest size may appeal to buyers looking for a manageable primary residence, second home, or rural retreat.

Outside, approximately 3.25 acres provide plenty of room around the home. The property includes trees, scenic valley views, a pond, and a large deck that creates additional space for enjoying the surroundings.

A detached one-car garage provides parking and storage. The property is also situated on a quiet dead-end road, adding to its rural setting.

The home uses private well and septic systems rather than municipal utilities. According to the listing, the septic system was newly installed in July, while the drilled well received a new pump in 2020. Buyers should obtain documentation and independently verify the condition and approvals for both systems.

Heating is provided by propane and wood, with the wood-burning insert offering an additional heating option. The property also has 100-amp electrical service, an asphalt roof, and a slab foundation with no basement.

The auction structure is especially important for prospective buyers. The advertised $50,000 figure is a starting bid and is not the property’s guaranteed sale price. The final purchase price will depend on competitive bidding and the terms of the auction.

The listing describes the sale as contingency-free while stating that financing is allowed. Buyers considering a mortgage should understand that financing availability does not necessarily create a financing contingency. Anyone interested should review the complete bidder information and purchase agreement before participating.

Because the property is being sold through auction, buyers should also evaluate the home and land carefully before bidding. Important inspection areas include the roof, foundation, electrical system, plumbing, heating equipment, fireplace and chimney, well, septic system, deck, garage, and overall structural condition.

The pond and acreage add another dimension to the property. Buyers should investigate the pond’s condition, maintenance requirements, drainage, water source, and any applicable local regulations. The land itself could provide space for gardening, outdoor recreation, or simply enjoying a private rural setting, subject to local rules.

According to the supplied listing information, the property received significant online interest, with more than 2,000 Zillow views and over 200 saves during its first several days. That online attention does not determine the eventual auction price, however, and prospective bidders should establish their own maximum bid based on the property’s condition, comparable properties, expenses, and personal financial plans.

For someone seeking a smaller country home surrounded by acreage, this Attica property offers an unusual combination of features. The pond, valley views, stone fireplace, large deck, detached garage, and log-style exterior give the property a character that is difficult to replicate in a conventional suburban setting.

Before bidding, buyers should confirm all auction deadlines, deposits, fees, financing requirements, title provisions, inspection opportunities, and closing conditions. They should also obtain insurance quotes and estimate ongoing costs for propane, electricity, well and septic maintenance, property taxes, landscaping, snow removal, and general upkeep.

Ultimately, 2585 Cotton Hill Rd represents an interesting auction opportunity for buyers drawn to rural New York properties. With 3.25 acres, a two-bedroom log-style cottage, private pond, scenic valley views, recent septic improvements, a newer well pump, and a detached garage, the property offers a distinctive country setting while leaving the final purchase price to the auction process.

Property Facts & Features

• Location: 2585 Cotton Hill Rd, Attica, New York
• Approximately 3.25 acres
• Approximately 1,000 square feet
• 2 bedrooms
• 1 full bathroom
• Built in 1945
• Single-story log-style cottage
• Stone fireplace with wood-burning insert
• Galley kitchen
• Large deck
• Private pond
• Scenic valley views
• Detached one-car garage
• Drilled well
• New well pump in 2020
• Newly installed septic system, according to listing
• Propane and wood heating
• 100-amp electrical service
• Asphalt roof
• Slab foundation
• No basement
• No HOA reported
• Public online auction
• $50,000 starting bid, not guaranteed sale price
• Financing reportedly allowed
• Listing describes the purchase as contingency-free
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•  Listed on Zillow