Country Cape Cod with Nearly 16 Acres and Scenic Hillside Views in West Valley, NY — $299,900

Property Overview

Room to spread out is one of the biggest advantages of this Cape Cod home at 10350 Route 240 in West Valley, New York. Set in the countryside of Cattaraugus County, the property features approximately 16 acres of mostly open and partially wooded land, scenic hillside views, and roughly 440 feet of road frontage. The 1,680-square-foot home has three bedrooms, two full bathrooms, and a second-floor primary suite that gives the house a distinctive layout.

The main floor brings together the everyday living spaces, with a living room, kitchen, dining area, two bedrooms, and a full bathroom. Upstairs, the entire second floor serves as a private primary suite, complete with vaulted ceilings, exposed wood beams, a cedar-lined walk-in closet, and a full bathroom with a jetted soaking tub and separate shower.

Outside, the acreage provides a combination of open ground and wooded areas, with room for gardening, outdoor activities, and enjoying the surrounding countryside. A covered back patio, above-ground pool, and storage shed add to the property’s outdoor features. The location also provides access to the Village of Springville and Route 219 for regional travel.

• Nearly 16 acres of open and wooded land
• Three bedrooms and two full bathrooms
• Distinctive second-floor primary suite
• Vaulted ceilings and exposed wood beams
• Jetted soaking tub and separate shower
• Cedar-lined walk-in closet
• Covered rear patio and above-ground pool
• Storage shed and poultry coop
• Full basement with exterior access
• Central air conditioning

Interior Features and Layout

Main Floor Living Areas

The first floor is arranged around a separate living room, kitchen, and dining area. The living room measures approximately 25 by 12 feet, providing a comfortable central gathering space. The kitchen measures approximately 11 by 10 feet and includes a breakfast bar, while the adjoining dining area measures approximately 11 by 8 feet.

Two bedrooms are located on the main floor, along with a full bathroom. Their approximate dimensions are 12 by 11 feet and 14 by 11 feet. This arrangement provides flexibility for bedrooms, guest accommodations, or a home office.

Second-Floor Primary Suite

The upstairs primary suite occupies the entire second floor and measures approximately 23 by 16 feet. Its vaulted ceilings and exposed wood beams give the room a distinctive character, while the layout provides separation from the main living areas.

The private bathroom includes a jetted soaking tub and a separate shower. A cedar-lined walk-in closet provides additional storage and includes a convenient desk or vanity area. The suite also features a separate space measuring approximately 10 by 8 feet.

Kitchen, Flooring and Appliances

The kitchen includes a breakfast bar and a newer dishwasher. A new microwave and vent fan are additional recent improvements. Flooring throughout the home includes ceramic tile and luxury vinyl, with finishes varying by room.

Other interior features include natural woodwork, ceiling fans, and a separate formal dining area. The home also has a water softener, propane water heater, and range hood.

Basement and Mechanical Features

A full basement provides additional usable space and includes exterior access through Bilco doors, as well as walk-up access. The laundry and utility area is located downstairs, keeping these functions separate from the main living spaces.

The home is heated by a propane forced-air system and has central air conditioning. The roof was replaced in 2022, and the home has vinyl siding, an asphalt roof, and a poured foundation.

Land and Outdoor Features

The acreage is a major part of this property’s appeal. The land is described as a mix of mostly open ground and some wooded sections, with scenic hillside views and approximately 440 feet of road frontage along Route 240.

The open portions provide room for gardening, outdoor recreation, and enjoying the surrounding landscape. The wooded areas add variety to the property and offer a different setting from the more open ground.

Outdoor improvements include:

• Covered back patio for outdoor seating and relaxation.
• Above-ground swimming pool.
• Storage shed for equipment and additional storage.
• Poultry coop and additional storage structures.
• Gravel driveway.
• Approximately 440 feet of road frontage.

There is no garage, so buyers should account for the property’s existing parking and storage arrangements when considering their needs.

Location and Community

West Valley is a hamlet within the Town of Ashford in Cattaraugus County, in Western New York. The community is approximately 35 miles south of Buffalo, with a rural setting and access to the wider Springville area.

Springville is an important nearby service center for shopping, healthcare, dining, and recreation. Route 240 provides local access, while Route 219 connects the area with other communities throughout Western New York.

The surrounding region includes agricultural land, wooded countryside, small communities, and outdoor recreation destinations. For buyers who prefer a property outside a densely developed neighborhood while remaining within reach of established community services, the West Valley and Springville area is worth considering.

Schools and Education

West Valley Central School District serves the hamlet of West Valley and the Town of Ashford, along with portions of several neighboring towns. The district’s school is located on School Street in West Valley and serves students from pre-kindergarten through grade 12.

Nearby educational options include:

• West Valley Central School: Public school district serving pre-kindergarten through grade 12.
• Springville-area schools: Additional public educational facilities are available in the neighboring Springville community.

School district boundaries and individual student assignments should be confirmed directly with the relevant district before making enrollment decisions.

Healthcare and Medical Services

Springville provides several healthcare options for residents of the surrounding communities.

• Bertrand Chaffee Hospital: A regional healthcare facility in Springville with a 24-hour emergency department, inpatient care, surgical services, laboratory services, imaging, and physical therapy.
• Springville Primary Care Center: Primary care services serving the local community.
• Springville Pediatrics: Pediatric healthcare services.
• Local pharmacies: Pharmacy services are available in the Springville area.

These facilities provide access to medical services without having to travel directly into the Buffalo metropolitan area for every healthcare need.

Shopping and Everyday Services

Springville provides grocery shopping and general retail services for residents of West Valley and surrounding rural communities.

• Tops Friendly Markets: Grocery store located on South Cascade Drive along Route 219 in Springville.
• Walmart Supercenter: Located at 317 South Cascade Drive, with groceries, household products, hardware, pharmacy services, fuel, and additional retail departments.
• Springville village center: Additional local businesses, restaurants, professional services, and everyday shopping options.

For larger retail selections and additional services, residents can also travel toward the greater Buffalo area.

Parks and Outdoor Recreation

The West Valley and Springville region has a range of outdoor destinations, including parks, hiking areas, waterways, and winter recreation facilities.

Zoar Valley Multiple Use Area

Zoar Valley is known for its rugged scenery and Cattaraugus Creek. The recreation area offers opportunities for hiking, fishing, canoeing, and kayaking, with dramatic natural landscapes throughout the valley.

Sprague Brook Park

Located north of Springville, Sprague Brook Park offers hiking trails, camping, fishing, mountain biking, picnic areas, and winter activities such as cross-country skiing, snowshoeing, and sledding.

Scoby Dam Park

Scoby Dam Park is another regional outdoor destination, with opportunities for fishing, water-based recreation, and picnicking along the Cattaraugus Creek area.

Springville Recreation

Springville also has community recreation facilities, including sports programs, a community pool, basketball and volleyball courts, picnic areas, and public outdoor spaces. The village’s cultural attractions include the Springville Center for the Arts and the historic Joylan Theatre.

These destinations add to the outdoor and recreational options available throughout this part of Cattaraugus and Erie counties.

Transportation and Regional Access

The property is located along Route 240, providing access to the surrounding West Valley and Ashford communities. Route 219 is an important regional road connecting Springville with other parts of Western New York.

The Village of Springville provides a range of everyday services, shopping, and healthcare options. Buffalo and its surrounding communities offer additional employment, shopping, medical, and transportation resources farther north.

As with many rural properties, buyers should consider their regular driving requirements and verify the travel times to their preferred destinations.

Utilities and Internet Connectivity

The home has a private well and septic tank, with electricity connected to the property. Heating is provided by a propane forced-air system, and the propane tank is leased. A propane water heater and owned water softener are also included among the listed features.

Broadband providers reported in the wider West Valley area include Armstrong, Spectrum, Frontier, and several wireless and satellite providers. Actual availability and connection speeds vary by location, and area-wide provider coverage does not guarantee service at this particular property. Buyers should confirm internet options directly using the property address.

Prospective buyers should also verify the condition and capacity of the well and septic system, propane arrangements, and any applicable utility or service agreements during their due diligence.

West Valley and Cattaraugus County Housing Market

For additional context, the following figures show the Federal Housing Finance Agency’s annual All-Transactions House Price Index for Cattaraugus County. The index tracks changes in residential property values over time, using 2000 as its base year.

The countywide index increased over this five-year period, reflecting historical changes in residential property values across Cattaraugus County. These figures are not specific to West Valley or to properties with acreage, and they should not be treated as a valuation of this individual home or a prediction of future prices.

New York State’s residential sales statistics also recorded a Cattaraugus County median sale price of $145,000 in 2023, $148,937 in 2024, and $165,000 in 2025. These figures represent countywide residential sales rather than a direct comparison of similar homes.

Property Details and Features

Photography credit: Original property photographer. Property information and listing details courtesy of the property owners. Photographer and owner names were not supplied for individual attribution.