391 Vosburg Road, Vosburg, PA 18657 - Wyoming County

PRIVATE RETREAT OR FOR DEVELOPMENT WITH RENOVATED FARMHOUSE

Approximately 1,040 feet of Susquehanna Riverfront. Spectacular Viewscapes. Approximately 4,500' Susquehanna River Viewscapes (must see). Orchards. 5 BR Renovated Farmhouse. 20,000 cubic foot underground laid stone/concrete Fruit/Wine Cellar. Garage. Completely subdivided with on-site sewage permitting and Highway Occupancy Permits. Keep all parcels or sell some.

Approximately 119 ACRES ON THE SUSQUEHANNA RIVER. POTENTIAL FOR HOUSING, COMMERCIAL SOLAR POWER, MARINA, VINEYARD AND WINERY, HARD CIDER PRODUCTION, COMMERCIAL GREENHOUSES, BED & BREAKFAST, PRIVATE FAMILY COMPOUND AND RETREAT.

THE PROPERTY IS LOCATED ON THE "VOSBURG NECK", A PENINSULA OF LAND SURROUNDED ON THREE SIDES BY THE SUSQUEHANNA RIVER AND ADJACENT TO THE NEW VOSBURG NECK PENNSYLVANIA STATE PARK.

THE "VOSBURG NECK" WAS THE PREMIERE FRUIT GROWING REGION OF WYOMING COUNTY, PENNSYLVANIA IN THE EARLY 1900's WITH FRUIT SHIPPED OUT ANNUALLY VIA RAIL. THE RAIL LINE IS GONE BUT THE LAND IS THE SAME WITH ITS IDEAL MICROCLIMATE (PROTECTION FROM LATE FROSTS) FOR GROWING GRAPES, APPLES, AND OTHER FRUIT. IT IS WAITING TO BE PLACED BACK INTO PRODUCTION BY SOMEONE WHO LOVES THE LAND AND WHAT IT CAN PRODUCE. WATER WITHDRAWAL FROM SUSQUEHANNA RIVER AVAILABLE WITH PERMITS OR USE EXISTING GROUNDWATER.

119.37 +/- ACRES WITH 1,040 +/- FEET OF SUSQUEHANNA RIVERFRONT, AND 4,500' OF SUSQUEHANNA RIVERVIEW FROM BOTH THE EAST AND THE WEST. THE PROPERTY ALSO CONTAINS A NATURAL SPRING THAT IS BACKUP WATER SUPPLY FOR HOME. ADDITIONAL WATER WITHDRAWAL FROM THE SUSQUEHANNA RIVER FOR MAJOR WINE & FRUIT GROWING OPERATIONS CAN POTENTIALLY BE OBTAINED VIA PERMIT. THE PROPERTY CONTAINS A TWO-STORY 5 BEDROOM HOME ON 2.62 ACRES THAT IS FENCED AND GATED, WITH A HOME ORCHARD, A 20,000 +/- CUBIC FOOT LAID STONE AND CONCRETE UNDERGROUND FRUIT/WINE CELLAR (THAT COULD COST IN EXCESS OF $600,000 TO CONSTRUCT TODAY), A GARAGE, A FENCED & GATED HEIRLOOM FRUIT/NUT ORCHARD, AND MULTIPLE SUBDIVIDED PARCELS FOR RIVERFRONT AND RIVERVIEW DWELLINGS. THE PROPERTY IS ALREADY SUBDIVIDED WITH MULTIPLE LOTS THAT INCLUDE ON-SITE SEWAGE APPROVALS AND HIGHWAY OCCUPANCY PERMITS ("HOP"s). LOCATED IN NORTHEASTERN PENNSYLVANIA, NORTHWEST WYOMING COUNTY, IN WASHINGTON TOWNSHIP NEAR THE TOWN OF VOSBURG ON VOSBURG ROAD ON THE FAMED "VOSBURG NECK". APPROXIMATELY 3.5 HOURS FROM PHILADELPHIA AND NEW YORK CITY.

Solar Rights: The Property has not been leased for solar but there have been requests to sell part of the property for a solar farm. All rights to solar come with sale.

Wind Power Rights: The property has not been leased for wind power and all wind power rights come with the property.

Timber: The Property produces timber revenue and the Property comes with all timber rights.

Water Rights: The Property comes with all water rights.

Gas & Oil: The property has not been leased for natural gas and oil and the natural gas, oil, and associated hydrocarbon rights are available for sale separately.

THE PROPERTY CONSISTS OF THE FOLLOWING SUBDIVIDED LOTS:

-42.85 +/- Acres with approximately 4,500' of Susquehanna Riverview

-2.9 Acres Susquehanna Riverfront with on-site sewage permit and approximately 185 feet of Susquehanna Riverfront plus road frontage and Highway Occupancy Permit ("HOP")

-4.45 Acres Susquehanna Riverfront with on-site sewage permit and approximately 275 feet of Susquehanna Riverfront plus road frontage and HOP

-4.4 Acres Susquehanna Riverfront with on-site sewage permit and approximately 273 feet of Susquehanna Riverfront plus road frontage and HOP

-21.87 Acres with approximately 307' of Susquehanna Riverfront with on-site sewage permit and approximately 750 feet of Road Frontage on Township Road 506. Also contains a fenced and gated heirloom fruit, nut, and specialty fruit orchard with a garage and 20,000 cu.ft. +/- underground laid stone and concrete reinforced fruit cellar, approximately 121' long x 16' wide x 16' high.

-40.28 Acres of prime Riverview land with multiple locations for Susquehanna Riverview building, on-site sewage permit, and HOP

-Home: On 2.62 Acres fenced, gated, renovated, and with a home orchard. Two story, five bedrooms and 1.5 baths. Has well and on-site sewage plus backup water supply via a natural spring.

The water supply for the home is fed by a well and a natural spring feeds water to the garage and is a back-up water supply for the home. The house septic system is on-site. The spring can be used for a home backup water supply and is fed into the home, fruit cellar, and garage. Additional water wells can be drilled on the property.

20,000 +/- CUBIC FOOT UNDERGROUND LAID STONE AND CONCRETE WINE/FRUIT CELLAR (ATTACHED TO GARAGE) COST TO BUILD NEW COULD EXCEEED $600,000. This all cement laid stone and concrete structure, including concrete floor, with arched concrete ceiling has 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 original lighting and wiring in fruit/wine cellar was replaced.

GARAGE

The approximate 1,390 +/- sq. ft. garage has an electric service that was replaced, has a water service, and can store a boat, vehicle and farm equipment. The garage has two side entrance doors and an overhead garage door. The garage is attached to the 20,000 +/- cubic foot underground concrete fruit and wine cellar.

EXISTING GATED/FENCED ORCHARD

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

POSTED: Property is posted, trespassing forbidden. All potential buyers must be financially pre-qualified. All site visitors must sign liability waivers.

FISHING

The Susquehanna River is a good fishery for small mouth bass, Muskie, Catfish and Walleye.

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, ducks and geese, and Bald Eagles, 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 on till 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.)

IMPORTANT PROPERTY INFORMATION, TERMS, CONDITIONS, AND DISCLAIMERS (REV. 1/25/2023)

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 to be drafted by Seller which shall not be legally binding upon Seller unless and until all terms and conditions are accepted in writing by both Buyer and Seller and fully executed (hereinafter sometimes referred to as the Parties) with original signatures by the Parties. Until such time Seller is under no obligation to continue any negotiations with a prospective Buyer and Buyer may do likewise. Unless otherwise stated in a fully executed purchase and sale agreement, either of the Parties may discontinue further negotiations for any reason or no reason. Unless otherwise agreed to in writing with original signatures by the Parties, Seller and Buyer shall each bear their respective costs, including but not limited to due diligence and attorneys fees, incurred during the negotiation process. Under no circumstances may Seller or Buyer 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 unless stated otherwise in a fully executed purchase and sale agreement. Under no circumstances shall a Seller or Buyer be held liable as a consequence of its termination of a fully executed purchase and sale agreement unless stated otherwise in the fully executed 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, where is with all faults condition and Seller makes no representations or warranties with respect to the past or present 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 existence of natural gas, oil, and associated hydrocarbons reserves or value or the amount of timber, sand, shale, gravel, bluestone or other minerals 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 Information is provided in good faith. Before you act on any Information, you should independently and/or through the use of your own consultants confirm any facts that are important to your decision-making. SHOULD YOU RELY ON ANY INFORMATION PROVIDED HEREIN, YOU EXPRESSLY ACKNOWLEDGE AND AGREE THAT YOU DO SO SOLELY AT YOUR OWN RISK. YOU UNDERSTAND THAT YOU ARE SOLELY RESPONSIBLE FOR ANY DAMAGE OR LOSS (FINANCIAL OR OTHERWISE) 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, WHERE 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 IT MANAGES, 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 OPPORTUNITY, 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 provided 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 accessors 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.

PLEASE READ THE FOLLOWING SECTION CAREFULLY BECAUSE IT CONTAINS CERTAIN PROVISIONS, SUCH AS A BINDING ARBITRATION CLAUSE WHICH AFFECTS YOUR LEGAL RIGHTS. THIS SECTION REQUIRES YOU TO ARBITRATE DISPUTES AND CLAIMS WITH LH PROPERTIES, INC. AND LIMITS THE MANNER IN WHICH YOU CAN SEEK RELIEF.

Dispute Resolution by Way of Arbitration or Litigation. In the event of any controversy, claim or dispute that arises out of your use of this website or the Information contained herein, the parties shall consult and negotiate with each other and, recognizing their mutual interests, attempt to reach a solution satisfactory to both parties.

If the parties do not reach a resolution within a period of sixty (60) calendar days, an impasse shall be declared and any unresolved controversy, claim or dispute shall proceed to and at the sole election of the Seller will be settled either by binding arbitration in accordance with the Commercial Arbitration Rules of the American Arbitration Association in effect at the time such arbitration is initiated or by civil litigation commenced in the Court of Common Pleas of Wyoming or Luzerne Counties, as designated by the Seller. The laws of the Commonwealth of Pennsylvania shall govern the arbitration or civil litigation proceedings, without regard to conflict of law principles.

If the Seller elects to proceed to binding arbitration, Seller and [potential] Buyer shall appoint an individual as arbitrator within thirty (30) business days of the impasse 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 law of Pennsylvania shall govern the 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. Dependent upon the Arbitrators schedules, the Parties shall use their best efforts to conclude the arbitration within three (3) months of the date the arbitration panel is fully appointed.

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 of competent jurisdiction. 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 an arbitration award will be filed solely in the courts located in Wyoming or Luzerne counties of Pennsylvania in the prevailing partys sole and absolute discretion.

The parties to any such arbitration agree, and each appointed arbitrator 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.

All negotiations and arbitration proceedings will be confidential and treated as compromise and settlement negotiations for purposes of all similar rules and codes of evidence of applicable legislation and jurisdictions.

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 currently available for the intended purchase of a 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 litigious history and/or negative 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 employees or agents of the Seller and therefore do not have the authority, express or implied, 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.