118-Acre Agricultural Farm with Two Homes | Mercer County, Pennsylvania

This 118-acre agricultural property presents a rare opportunity to acquire a large, preserved farmstead offering productive cropland, functional agricultural infrastructure, and two separate dwellings in northwestern Pennsylvania. With approximately 75 acres of highly productive tillable land and the balance in pasture and farmstead, the property is well suited for active agricultural use, long-term land investment, or a combination of farming and rental income. A defining feature of this property is that 116 of the 118 acres are protected under a permanent agricultural conservation easement. This easement ensures the land remains dedicated to agricultural use in perpetuity, protecting it from future development and preserving the surrounding rural landscape. For agricultural operators and land-focused investors, this provides long-term stability, eliminates development uncertainty in the surrounding area, and supports consistent land use planning. The easement is ideal for buyers seeking preserved farmland rather than speculative development property. Land and Acreage Overview The property consists of approximately 118 total acres, with an estimated 75 acres of productive tillable ground. The remaining acreage includes pasture, farmstead areas, and land supporting the agricultural buildings and residences. The tillable acres are well suited for row crops, forage production, or feed crops to support livestock operations. The acreage configuration allows for efficient field access and workable farm management without fragmentation. The preserved status of the land ensures that the acreage will remain agricultural in nature, making it especially attractive to buyers who value long-term farming viability, soil productivity, and the protection of rural land values. Unlike properties where surrounding development can impact farm operations, this land offers continuity and predictability for future use. Agricultural Improvements and Infrastructure The property includes a 55-stall tie-stall dairy barn structure, offering a solid foundation for livestock or agricultural operations. The barn is equipped with electric service and water, and includes a dedicated bulk tank room, providing essential base infrastructure for dairy or livestock use. Stanchions are not currently installed and will need to be installed by the next owner, allowing flexibility to select equipment and layout that aligns with the intended operation. The facility is not a turnkey dairy, making it suitable for buyers who prefer to design or modernize systems to meet their specific production goals or to repurpose the structure for alternative agricultural uses. In addition to the dairy barn, the property includes two substantial outbuildings that enhance operational flexibility: A 40 × 100 pole building, suitable for equipment storage, hay, feed, or general agricultural use A 50 × 100 machinery shed, with approximately one-third concrete flooring, providing durable space for machinery, vehicles, or workshop use These improvements reduce the need for immediate capital investment in storage and infrastructure and support a wide range of agricultural operations. Farmhouse (House #1) The primary farmhouse was built in the 1940s and offers three bedrooms and one bathroom. The home includes central heating and air conditioning, an attached garage, and a new roof installed in 2025. The residence is currently rented, providing immediate income potential for a new owner or the option to continue tenancy, occupy the home, or transition it to farm management or family use. This dwelling is well suited for owner occupancy, long-term rental income, or housing for farm management or extended family members. Manufactured Home (House #2) The second residence is a manufactured home built in 2000, offering three bedrooms and two bathrooms. It includes central heating and air conditioning, a detached garage, and a new roof installed in 2025. This dwelling adds substantial flexibility to the property and may be used for rental income, hired-hand housing, or multi-generational living arrangements. The presence of two dwellings significantly broadens the buyer pool and supports multiple use strategies, including partial income offset, shared family ownership, or operational housing needs. Conservation Easement and Land Use The agricultural conservation easement covering 116 acres is a critical element of this property and should be viewed as a strategic advantage rather than a limitation. The easement permanently protects the land for agricultural use, ensuring it cannot be subdivided for residential or commercial development. This protection preserves the integrity of the farm, supports long-term agricultural productivity, and stabilizes land values by preventing incompatible neighboring development. For buyers whose primary interest is farming, land stewardship, or agricultural investment, the easement provides clarity and security. It ensures that the surrounding landscape remains rural and agricultural in character, which is increasingly important for modern farm operations. Buyer Profile and Use Scenarios This property is ideally suited for several buyer types: Agricultural operators seeking productive tillable acreage, existing infrastructure, and housing flexibility. Land investors focused on preserved farmland with long-term stability and reduced development risk. Livestock or diversified farm operations that can utilize the barn and outbuildings while tailoring equipment to their needs. Multi-generational farm families requiring more than one residence on a single property. Buyers seeking rental income alongside agricultural use. The property is not marketed as a turnkey dairy operation, allowing buyers the freedom to implement systems and equipment that align with their operational goals rather than inheriting outdated or mismatched setups. Location and Regional Context Located in Mercer County, the property benefits from the region’s strong agricultural tradition and favorable conditions for farming and land ownership. Northwestern Pennsylvania offers a balance of productive soils, manageable climate conditions, and access to regional markets while maintaining a rural character that supports agricultural operations. The location provides reasonable access to regional roads, services, and supply networks while retaining the privacy and scale expected from a property of this size. Investment and Long-Term Value From an investment perspective, this property offers several compelling attributes: A large block of preserved agricultural land Significant tillable acreage Existing agricultural infrastructure Two income-capable dwellings Long-term land use certainty through conservation protection These factors combine to create a property that is resilient to market fluctuations and well positioned for long-term agricultural or land-based ownership strategies. Summary This 118-acre agricultural property represents a rare combination of scale, preservation, infrastructure, and residential flexibility. With approximately 75 acres of productive tillable ground, a functional tie-stall barn, substantial outbuildings, and two separate homes, the property is well suited for serious agricultural buyers and land-focused investors seeking a preserved, usable, and adaptable farm. Shown by appointment only. Additional property details and a one-page property summary are available upon request. Contact: Ben – 724-456-5905