HOME. THIS MAY BE THE ONLY HOME FOR SALE ON THE FAMED 'VOSBURG NECK' BELOW THE BRIDGE. FOR SALE BY OWNER A TWO-STORY 5 BEDROOM HOME ON 2.62 FENCED IN GATED, AND PRIVATE ACRES WITH A HOME ORCHARD (THE "HOME PROPERTY"). LOCATED IN NORTHEASTERN PENNSYLVANIA, NORTHWEST WYOMING COUNTY, WASHINGTON TOWNSHIP NEAR THE TOWN OF VOSBURG ON VOSBURG ROAD ON THE FAMED 'VOSBURG NECK' BELOW THE BRIDGE. THE HOME PROPERTY HAS $186,000 IN RENOVATIONS.

20,000 +/- CUBIC FOOT UNDERGROUND LAID STONE AND CONCRETE WINE/FRUIT CELLAR (ATTACHED TO GARAGE) COST TO BUILD NEW was estimated years ago to be $400,000 plus and could cost significantly more today. Contains approximately 20,000 /- cubic feet of storage space. (dimensions are 121' long x 16' wide) with 16' high arched ceiling, is wired for lighting, has a spring-fed water supply, and sits below grade. The cellar is ideal for making and storing wine, hard cider, grapes and fruit. The cellar is vented. All lighting and wiring in fruit/wine cellar is new.

GARAGE

The approximate 1,390 /- sq. ft. garage has new electric service, new water service and easily stores a boat and farm equipment. The garage has two side entrance doors and an overhead garage door. The garage is attached to the underground concrete fruit and wine cellar.

EXISTING ORCHARD

This unique orchard contains many hard-to-find heirloom hand-grafted varieties of Apple, Pear, Plum, Mulberry, and nut trees and may have included walnuts, butternuts, heartnuts, northern pecans, shellbark hickory, shagbark hickory, and hicans. These trees were all shipped from across the U.S. from several small specialty nurseries and all were custom grafted.

HOME ORCHARD

A second small, home orchard is within the 2.62 acre Home Property.

Home Interior (first floor is all new)

The water supply for the home is fed by a well. The house septic system is on-site.

The first floor interior of the house features all new (2009) appliances including oven, dishwasher, refrigerator, microwave and washer (except dryer, which is not new), all new drywall, wiring, paint, carpet, laminated flooring, electrical fixtures, plumbing, electric service, a water filtration system, central vacuum system, a timered basement ventilation system, hard-wired fire protection and smoke alarms, a new (2009) Jotul Oslo 5000 side-loading wood stove with new chimney, all new electric baseboard heat, extensive closet space, full bath with all new fixtures and cabinets and marble bath floor, new kitchen, laminated flooring in kitchen and main living area, a built-in writing desk, high security entrance locks, painted doors and solid core stained wood interior doors, screened-in and outdoor carpeted rear porch, and natural facing stone on rear exterior porch wall, kitchen and main living area walls. Family room has a fireplace that previously had a gas insert All first floor walls and ceilings are insulated. New beams and columns were installed as needed on first floor. First floor windows are new with new screens. Much of the interior first floor framing received a fire-retardant paint before installation of new walls. House is wired for cable and telecommunications. First floor is approximately 1,418 square feet of living area with full bath, kitchen, laundry room, hallway, open living/dining/kitchen area and one bedroom. Second floor is approximately 1,366 square feet and has four bedrooms, one of which has been completely renovated plus a renovated half bath, front sun room and a storage room. Unfinished heated basement is approximately 517 square feet. Basement has an automatic timered ventilation system with double fan motors and exterior and interior entrances.. There are two stairwells leading to the second floor, one off first floor hallway and one in main living area. The second floor consists of one completely renovated bedroom with new drywall, insulation, windows, window and door casing, base molding, and fixtures, including new electric heat; a front storage or sun room; half bath; hallway and four other bedrooms. Electric heat on second floor is all new. Floors on the second floor are painted wood. Floors on the first floor are laminated flooring, marble (in full bathroom), carpet in hallway and bedrooms, and vinyl in the laundry room. Basement floor is concrete and has all new steel support columns. Rear screened-in porch is carpeted. Primary heat can be electric or wood stove or a combination. All first floor rooms have new electric heat; all rooms on second level have new electric heat. The wood stove can heat the entire first and second floors with the installation of vents to the second floor living area. Entire interior of second floor has been repainted.

Exterior of Home Property.

The exterior is extensively landscaped around the house and east and south fence lines. Roof and vinyl siding are in good condition. The rear patio is Pennsylvania bluestone, the knee walls around the rear patio are Pennsylvania bluestone. The front of the Home Property (facing east) features several hundred feet of native bluestone retaining wall.

THE 24.49 ACRES INCLUDES ONE OF THE LAST AVAILABLE PARCELS OF LAND ON THE VOSBURG NECK BELOW THE BRIDGE AS MOST OF THE REST OF THE VOSBURG NECK, APPROXIMATELY 950 ACRES, HAS BEEN PROTECTED AGAINST DEVELOPMENT OR IS PART OF THE NEW VOSBURG NECK STATE PARK.

WATER AVAILABILITY: Abundant groundwater is available on the Vosburg Neck as well as irrigation water from the Susquehanna River. Water withdrawal for irrigation and other purposes from the Susquehanna River is subject to rules and regulations of the Susquehanna River Basin Commission (SRBC). A surface water withdrawal from a surface source, such as the River, in excess of 100,000 gallons per day over a 30 day period requires the filing of a Surface Water Withdrawal Application. Landowner has a non-exclusive right to withdraw and use unlimited water for on-site household and domestic usage, but must register all withdrawals exceeding 10,000 GPD under the Pennsylvania Water Resources Planning Act, and/or secure project review for withdrawals of 100,000 GPD or consumptive use exceeding 20,000 GPD, pursuant to the Susquehanna River Basin Compact. Fortunately, agriculture is currently exempt from the SRBC's consumptive use restrictions.

FISHING

The Susquehanna River was among the five best Smallmouth Bass rivers in the country. The Susquehanna River is also one of the best locations in Pennsylvania for large Muskie, Catfish and Walleye fishing.

BIRDWATCHING

The Vosburg Neck offers a wide variety of forest and waterway habitats and thus is a premier birdwatching destination. Birds of field, forest, waterways, and thicket abound with many resident and migratory warblers plus ducks and geese and the occasional Bald Eagle, which nest on the river. The Property is home to dozens of native and migratory songbirds including many warblers, flycatchers, thrushes, and woodpeckers and grouse, plus the occasional pheasant. The Susquehanna River is a north-south migratory flyway. Birdwatching opportunities are excellent.

HUNTING: The Vosburg Neck has deer, turkey, bear, ducks, geese, grouse, doves, squirrels, rabbits and pheasant.

Wyoming County History, Geography, Geology and Vegetation [The following excerpts are taken from A Natural Inventory of Wyoming County, Pennsylvania, 1995, by The Nature Conservancy.]

Wyoming County, an area of almost 400 square miles, is a rural county located in northeastern Pennsylvania. The Susquehanna River flows through the middle of the county from northwest to southeast and most development is concentrated within its corridor. The southwestern plateau is forested and mostly within state game lands; much of the rest of the county is given over to a mix of agriculture, forest and small villages. In 1990, the population of the county was just over 28,000 (1990 census) and appears to be growing. Both Scranton and Wilkes-Barre are within commuting distances of much of the county. Wyoming County is also approximately 150 miles from New York City and Philadelphia, allowing easy access for vacationers and tourists. The Endless Mountains, the lakes and creeks, and the pastoral scenery attract many people to the county; these natural qualities are important to both the economic and social well-being of county residents. Second home developments exist around Lake Carey and Lake Winola while hunting and fishing camps are found primarily in the southwestern corner. The rugged hills and forests of the southwest do not lend themselves to development or agriculture but they attract hunters, hikers, and winter sports enthusiasts. The many trout streams that drain this region attract fishermen while the forests of this region provide timber for the wood products industry. The Susquehanna River is a major recreational and scenic resource. Agriculture, although declining in acres, is still an important economic component of the county.

Glaciers have modified the landscape throughout the county. Deposits of rock, sand, clay and silt left directly by the glacier are called unstratified deposits or glacial till. Some of these deposits are as much as 300 feet thick. As a result of the glaciers, many of the soils that developed are too stony or wet for cultivation. Many wetlands have formed in the depressions that were the result of glacial scouring and the deposition of ice blocks (kettleholes), as well as glacial deposits that blocked drainage channels and altered stream flow. Stratified sands and gravels deposited by glacial meltwaters are located along many of the major rivers and creeks. The area known as Jayne Bend on the Susquehanna River is a glacial river terrace. Sand and gravel mining operations occur on some of the larger stratified deposits.

On a broad scale of vegetation patterns, Wyoming County is located within two major forest types Appalachian Oak Forest and Northern Hardwood Forest (Kuchler 1964, Bailey 1980). A broad band of Appalachian Oak Forest, somewhat analogous to Brauns (1950) Oak-Chestnut Forest, follows the Susquehanna River valley. The river, at elevations between 660 feet where it enters the county in the northwest and 580 feet as it leaves the county in the southeast, is much lower than the surrounding hills and mountains. Oaks predominate where the land has not been cleared on the well drained soils of the sand and gravel terraces and on the steep, south-facing slopes above the river. Black, red, white and chestnut oaks may be dominants or codominants depending on soil moisture and fertility. Other tree species include red maple, black cherry, gray and black birches, white pine, pitch pine, juniper and aspens. Shrubs include species of blueberries, huckleberries and other dry forest species. [The above excerpts are taken from A Natural Inventory of Wyoming County, Pennsylvania, 1995, by The Nature Conservancy.]

Gas and Oil: Seller to retain oil and gas rights; however, a deed restriction will prohibit above ground gas related appurtenances. Timber, water, wind, solar, and mineral rights go to buyer.

IMPORTANT PROPERTY INFORMATION, TERMS, CONDITIONS, AND DISCLAIMERS (REV. 5/23/2022)

Negotiation and Purchase and Sale Agreement. Any sale of the property described herein (the Property) is subject to a mutually agreeable purchase and sale agreement drafted by Seller which shall not be legally binding upon Seller unless and until it is fully executed and accepted in writing by both Buyer and Seller (hereinafter sometimes referred to as the Parties) with original signatures by the Parties. Until a fully executed purchase and sale agreement is exchanged, Seller is under no obligation to continue any negotiations with a prospective Buyer, and Seller reserves the right to discontinue all negotiations at any time up to the point an agreement is fully executed and exchanged unless otherwise agreed to in writing with original signatures by the Parties. Buyer may do likewise at any time up to the point an agreement containing the original signatures of the Parties is exchanged unless otherwise agreed to in writing. Unless otherwise agreed to in writing with original signatures by the Parties, Seller and Buyer shall bear its respective costs, including but not limited to due diligence and attorneys fees, incurred during the negotiation process and under no circumstances may Seller be held liable as a consequence of its termination of negotiations prior to the execution and exchange of a mutually acceptable purchase and sale agreement.

Transfer Tax. Buyer shall be responsible to pay all Pennsylvania real estate transfer taxes due at the time of closing.

Sales Price. The sales price for the Property shall be payable in United States dollars in certified bank funds or via a wire transfer before or at the closing of any transaction and no other currencies or virtual currencies will be accepted. The Seller shall not accept any portion of the Sales Price in the form of Seller financing.

Property Taken As Is. Except as may be specifically provided to the contrary in any purchase and sale agreement signed by Buyer and Seller, the Property is being sold by Seller in an "as is" condition with all faults and Seller makes no representations or warranties with respect to the condition of the Property or for its actual or potential usage by the Buyer or for any particular purpose, nor does Seller make any representations and warranties as to the reserves or amount of timber, sand, shale, gravel, or bluestone on the Property.

Use At Your Own Risk. The material provided within this posting includes maps, third-party links, specifications, details, photographs, etc. of the Property (hereinafter collectively referred to as the Information). The Information provided by Seller for the Property is for informational purposes only. All the Information is provided in good faith. Before you act on any Information, you should independently confirm any facts that are important to your decision-making. SHOULD YOU RELY ON ANY INFORMATION PROVIDED HEREIN, YOU EXPRESSLY AGREE THAT YOU DO SO SOLELY AT YOUR OWN RISK. YOU UNDERSTAND THAT YOU ARE SOLELY RESPONSIBLE FOR ANY DAMAGE OR LOSS YOU MAY INCUR THAT RESULTS FROM YOUR USE OF OR RELIANCE UPON ANY OF THE INFORMATION PROVIDED OR ACCESSED FROM ANY OF THE INFORMATION PROVIDED HEREIN.

Buyer is not to rely on Sellers agents with respect to information provided and all information received by Buyer from Seller is to be independently verified by Buyer.

Limitation of Liability. The Information is presented "AS IS" without warranty of any kind, either expressed or implied, including, but not limited to, the implied warranties of merchantability, fitness for a particular purpose, or non-infringement. IN NO EVENT SHALL LH PROPERTIES, INC. AND THE COMPANIES AND TRUSTS THEY MANAGE OR OWN, INCLUDING THEIR OFFICERS, DIRECTORS, EMPLOYEES, CONSULTANTS AND AGENTS (COLLECTIVELY HEREINAFTER THE INDEMNIFIED PARTIES) BE LIABLE TO ANY ACTUAL AND/OR POTENTIAL BUYER WHO HAS REVIEWED THE CONTENTS OF THE INFORMATION FOR ANY INDIRECT, EXEMPLARY, PUNITIVE, SPECIAL, INCIDENTAL, OR CONSEQUENTIAL DAMAGES (INCLUDING WITHOUT LIMITATION, DAMAGES FOR LOSS OF BUSINESS PROFITS, LOSS OF BUSINESS, INTERRUPTION OF BUSINESS, LOSS OF GOODWILL OR BUSINESS REPUTATION, OTHER INTANGIBLE LOSS, INACCURACIES, ERRORS, OR OMISSIONS IN THE INFORMATION PROVIDED, OR FOR ANY CONSEQUENCE AS A RESULT OF RELIANCE BY ANY ACTUAL AND/OR POTENTIAL BUYER WHO HAS REVIEWED THIS INFORMATION ON THE COMPLETENESS OR ACCURACY OF INFORMATION, LOSS OF USE OF DATA, LOSS OF DATA, COMPUTER VIRUSES, COMPUTER CORRUPTION, DELETION OR CORRUPTION OF CONTENT OR DATA MAINTAINED OR TRANSMITTED. The Indemnified Parties shall not be liable for any damages whatsoever arising from Buyers use of the Information on the Property, and Buyer shall indemnify the Indemnified Parties and hold each of them harmless from and against any and all costs, damages, or losses by any of them (including, without limitation, reasonable attorneys fees) as a result of a claim by any person other than Buyer arising from Buyers use, dissemination, sharing or application of the Information. Some jurisdictions do not allow the exclusion of liability for certain damages. As a result, some of the exclusions above may not apply to you.

Links. Some of the Information provided herein may allow you access to links of third party sites that LH Properties, Inc. and the companies that it manages or owns does not own or operate and which will allow you to leave this site to connect to the third party sites. LH Properties, Inc. and the companies that it manages or owns bears no responsibility for any of the content of such third party sites and shall not be liable for any damages or injury arising from that content or your use, reliance on, or access to such third party sites. Any such links to third party sites are provided merely as a convenience to the users of this Information and the availability of access to such links does not imply endorsement by LH Properties, Inc. and the companies that it manages or owns of such third party sites or any content contained therein. LH Properties, Inc. and the companies that it manages or owns disclaims all liability with regard to your access to such linked web sites and access to any other Internet web sites linked to this Information is at your own risk. You should consult the terms of use and privacy policy of any other Internet web site. This disclaimer of liability also applies to any damages or injury, including but not limited to those caused by any failure of performance, error, omission, interruption, deletion, defect, delay in operation or transmission, computer virus, communication line failure, theft or destruction or unauthorized access to, alteration of, or use of record, whether for breach of contract, tortious behavior, or negligence or under any other theory or cause of action.

Maps And Directions Disclaimer. The maps Information provided by LH Properties, Inc. has been obtained from sources believed reliable, including, but not limited to outside third party consultants retained by LH Properties, Inc. and the companies that it manages or owns, as well as Google Maps, USGS Mapping, and publicly available mapping. While LH Properties, Inc. does not doubt the accuracy of the maps, LH Properties, Inc. and the companies that it manages or owns has not independently verified the information and makes no guarantees, warranties, or representations about the accuracy or completeness of the maps. It is your responsibility to independently confirm the accuracy and completeness of any map including any scale for dimensions on any map. You assume all risk of use. LH Properties, Inc. and the companies that it manages or owns does not assume any responsibility for loss, damage, or delay caused by your use of and/or reliance upon LH Properties, Inc. and the companies that it manages or owns Information.

Updates and Effective Date. LH Properties, Inc. and the companies that it manages or owns reserve the right to make changes to its Information from time to time for any reason. Such changes, modifications, additions or deletions shall be effective immediately upon posting, unless otherwise indicated. It has no duty or obligation to inform prior visitors that changes have been made, regardless of the scope and importance of the changes. We encourage you to periodically check back and review this Information to be aware of any changes. Your continued use of the Information after such changes are posted will be deemed to constitute your agreement to, acknowledgement of, and acceptance of such changes.

Dispute Resolution/Arbitration Policy. In the event of any dispute that arises out of your use of this website or the Information contained herein, such dispute will be settled by arbitration in accordance with the rules for commercial arbitration of the American Arbitration Association in effect at the time such arbitration is initiated. Seller and [potential] Buyer shall appoint an individual as arbitrator and the two so appointed shall then appoint a third arbitrator. If either such party refuses or neglects to appoint an arbitrator within thirty (30) business days, the other party may appoint the second arbitrator. If the two arbitrators do not agree on the third arbitrator within thirty (30) business days of their appointment, each of the arbitrators shall nominate three individuals. Each arbitrator shall then decline two of the nominations presented by the other arbitrator. The third arbitrator shall then be chosen from the remaining two nominations by drawing lots. The arbitration hearing shall be held in a place chosen by the Seller in the Sellers sole and absolute discretion.

The arbitrators shall follow judicial formalities or the rules of evidence required by governing law. The law of Pennsylvania shall govern this arbitration to the fullest extent permitted by law, and all proceedings conducted by the arbitrators shall be held in Wyoming or Luzerne counties of Pennsylvania in the Sellers sole and absolute discretion.

The decision rendered by a majority of the arbitrators shall be final and binding on all parties involved in the arbitration. Such decision shall be a condition precedent to any right of legal action arising out of the arbitrated dispute which either party may have against the other. Judgment upon the award rendered may be entered in any court having jurisdiction thereof. Each party involved in the arbitration shall pay its own costs and attorneys fees, the fee and expenses of its own arbitrator, and one-half of the fee and expenses of the third arbitrator. All other expenses of the arbitration shall be equally divided between the said parties. Any action filed in order to enforce this Agreement, including an arbitration award will be filed solely in the courts located in Wyoming or Luzerne counties of Pennsylvania in the Sellers sole and absolute discretion.

The parties to any such arbitration agree, and the appointed arbitrators shall agree, as part of acceptance of nomination, to keep confidential and not disclose to persons not connected with the arbitration the details of the arbitration proceeding and all information received by them as may be required by process of law.

Responses to Contacts/Inquiries. LH Properties Inc. will make reasonable efforts to respond to all contacts, inquiries and requests for additional information from potential buyers who have reviewed the Information on the Property, however under no circumstance may Seller be held accountable for any inability or failure to do so. If after repeated attempts you are unable to make contact with LH Properties Inc. via e-mail or telephone, you are directed to send a written request to the physical street address provided herein below.

It is the intention of LH Properties, Inc., and its affiliated companies to comply with the Federal Fair Housing Act, which prohibits any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make such preference, limitation or discrimination. LH Properties, Inc., and/or the companies it manages or owns does not and shall not discriminate on the basis of race, color, religion (creed), gender, gender expression, age, national origin (ancestry), disability, marital status, sexual orientation, or military status, in any of its business activities or operations. As such, neither LH Properties, Inc. nor the companies it manages or owns will apply criteria more burdensome to a qualified interested Buyer of a protected class; or refuse to negotiate with, or sell to, a qualified interested Buyer in violation of applicable federal and state fair housing and anti-discrimination laws. State and local laws often provide broader coverage and prohibit discrimination based on additional classes not covered by federal law. It is our intention to comply with all applicable state and local fair housing laws.

Note: Financial and other buyer prequalification may be required as well as a signed confidentiality agreement before certain property information may be released. Any listed for sale prices for the Property are subject to change at any time prior to the execution and exchange of a mutually acceptable purchase and sale agreement.

All Potential Buyers may be required to secure and provide a financial prequalification letter before Seller will negotiate. Potential Buyers may also be asked to provide a letter from a bank or other financial institution stating that funds are available for the intended purchase of property listed by Seller.

Seller has sole discretion:

to determine whether or not a Buyer can potentially complete the transaction.

to refuse to negotiate with any Buyer with whom Seller does not believe has the financial ability to complete the purchase.

whether or not to negotiate with any Buyer who will require bank or other financing.

to refuse to negotiate with Buyers who have a history of litigation and/or involvement with regulatory authorities.

Seller does not pay commissions to real estate brokers, although Seller has no objection if a Buyer wishes to engage a real estate broker. Seller uses its own Agreement of Sale (AOS) and does not use a realtor or Buyer-provided AOS. Seller may or may not require a deposit at any time. Seller relies on third-party independent contractors (Contractors) to show its properties. These Contractors are not agents of the Seller and therefore do not have the authority to negotiate price or other terms and conditions and the information provided by them is not to be considered a representation and/or warranty of Seller and all such information must be independently verified by Buyer.