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

A distinctive country property in Attica, New York, is drawing attention for its combination of a historic log-style cottage, 3.25 acres of land, a private pond, detached garage, spacious deck, and attractive valley views. Located at 2585 Cotton Hill Rd, the property is being offered through an online public auction.

A Cozy Historic Cottage

Built in 1945, the approximately 1,000-square-foot home features two bedrooms and one full bathroom. Its single-story design offers a relatively compact living space, while much of the property’s appeal comes from the surrounding land and peaceful outdoor setting.

Inside, the main living area features a stone fireplace with a wood-burning insert, creating a classic focal point that fits naturally with the home’s rustic character.

The cottage also includes a galley-style kitchen, two bedrooms, and a full bathroom. Its size could make it suitable for buyers looking for a smaller residence, vacation property, or quiet rural getaway.

Outdoor Features

The property sits on approximately 3.25 acres, offering plenty of space around the home. Mature trees, scenic valley views, a private pond, and a large deck contribute to the property’s country atmosphere.

A detached one-car garage provides additional parking and storage. The home is located on a quiet dead-end road, adding to its secluded setting.

The property relies on a private well and septic system rather than municipal utilities. According to the listing information, the septic system was recently installed, while the drilled well received a new pump in 2020. Prospective buyers should independently verify the condition, permits, and documentation for these systems.

Heating is provided by propane and wood, with the wood-burning insert offering another heating option. The property reportedly has 100-amp electrical service, an asphalt roof, and a slab foundation without a basement.

Understanding the Auction

The advertised $50,000 amount is the starting bid, not a guaranteed final sale price. The eventual purchase price will depend on the bidding process and the auction’s terms.

The listing states that the sale is contingency-free and that financing is permitted. However, buyers should carefully review the official auction documents because financing availability does not necessarily mean a financing contingency will be included.

Before submitting a bid, prospective buyers should review all bidder requirements, deadlines, fees, deposits, purchase conditions, and closing terms.

What Buyers Should Inspect

Because the property is being sold at auction, a careful inspection is especially important if access is available.

Potential buyers should evaluate the condition of the:

• Roof
• Foundation
• Electrical system
• Plumbing
• Heating equipment
• Fireplace and chimney
• Well and septic system
• Deck
• Garage
• Overall structure

The pond should also be examined. Buyers may want to determine its condition, maintenance needs, drainage, water source, and whether any local regulations apply.

The surrounding acreage could provide opportunities for gardening, outdoor activities, or simply enjoying the privacy of a rural property, subject to local regulations.

Online Interest

According to the supplied listing information, the property attracted substantial online attention, reportedly receiving more than 2,000 Zillow views and over 200 saves within its first few days.

Online interest, however, does not determine the property’s eventual auction price. Buyers should consider the home’s condition, comparable properties, expected expenses, and their own budget when determining how much they are prepared to bid.

A Distinctive Country Setting

For buyers interested in a smaller rural home, this Attica property combines several appealing features in one setting. The log-style exterior, stone fireplace, private pond, valley views, large deck, acreage, and detached garage give the property a distinctly country feel.

Before participating in the auction, buyers should confirm the auction schedule, required deposits, fees, financing requirements, title information, inspection opportunities, and closing conditions. It is also worth estimating ongoing expenses such as property taxes, utilities, propane, well and septic maintenance, landscaping, snow removal, insurance, and general repairs.

Ultimately, 2585 Cotton Hill Rd offers a unique combination of a two-bedroom cottage and 3.25 acres of land, along with a pond and scenic surroundings. The final purchase price will be determined through the auction process.

Property Facts & Features

• Location: 2585 Cotton Hill Rd, Attica, New York
• Land: Approximately 3.25 acres
• Living area: Approximately 1,000 square feet
• Bedrooms: 2
• Bathroom: 1 full bathroom
• Year built: 1945
• Single-story log-style cottage
• Stone fireplace with wood-burning insert
• Galley-style kitchen
• Large deck
• Private pond
• Scenic valley views
• Detached one-car garage
• Drilled well
• Well pump reportedly replaced in 2020
• Septic system reportedly recently installed
• Propane and wood heating
• 100-amp electrical service
• Asphalt roof
• Slab foundation
• No basement
• No HOA reported
• Public online auction
• $50,000 starting bid
• Financing reportedly permitted
• Listing describes the sale as contingency-free