Wooded Lot, No HOA, Owner Financing
2288 Hiltonville Rd : Arkport, NY 14807
Allegany County, New York
Land Description
----What You'll Love About This Land----
Dear Land Buyer,
You've probably noticed how hard it's become to find land that still feels free.
-Hold it now for just $50 on our website. Stillness Sunday coupon available on our website.
This 1.40-Acre property in Allegany County, New York is the quiet answer to that problem.
There's no zoning and no HOA, which means no association telling you what to do.
So this land is for someone who values privacy and freedom - whether that means planning a future cabin, holding land as an investment, or using it for camping.
Utilities in the area are still being confirmed, making this a good fit for buyers open to off-grid ideas or who prefer to plan infrastructure on their own terms.
The land itself offers a gentle 3-8% slope, giving it natural character without feeling steep or difficult to use.
The property is covered in a mature mix of northern hardwood forest, including maple, beech, and birch, with oak and hickory mixed in and pockets of hemlock.
Allegany County is known for its rolling hills, forests, and slower pace of life.
Buyers are drawn here for the quiet, the space, and the ability to own land without constant oversight.
As remote work becomes more common and more people look beyond crowded cities, rural land like this continues to attract long-term interest from people who value control, flexibility, and peace of mind.
So if you've been waiting for the right place to build or invest, now's the time.
Note: All information provided is based on our own research. We always recommend confirming details like zoning, access, flood status, and utilities directly with Allegany County before building or making plans. Buyers should do their own due diligence to ensure the property fits their intended use.
The property is located within a Fema 100-Year flood zone, which is common in this part of the region and something buyers should consider as part of their planning.
----Lot Breakdown: What You're Getting----
Assessor's Parcel Number: 85.-1-18
Legal Description: Please email us for a full metes and bounds description
Elevation: 1780
Annual Taxes: ~$159.04
Zoning: No Zoning
Time Limit To Build: None as far as we are aware
Access: Dirt Road
Power: Power would need to be solar or another alternative
Water: A well would need to be installed
Sewer: A septic system would need to be installed
Official Contacts: Please contact Allegany County
RVs Allowed?: We recommend that you contact the Allegany County, but because there is no zoning, it is our understanding that RVs are allowed
Buildable?: Because we do not know the specifics of what you may want to build on the property, we recommend that you contact the building and/or zoning department(s) for more information on the relevant zoning and building regulations and how to obtain a building permit
Survey Available?: No, we have not had a survey commissioned, but if you would like to pay for a survey we would be happy to work with your chosen surveyor
In HOA? No HOA
Annual HOA Dues ~$0.00
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Location & Accessibility
Arkport is a small and welcoming village in the scenic Southern Tier region of New York, positioned along the eastern bank of the Canisteo River. This location gives residents a peaceful, rural atmosphere while still being connected to nearby urban amenities and services. The village covers a compact area, making it easy to navigate and enjoy the slower pace of small-town living.
Travel to and from Arkport is straightforward thanks to major roadways that run through or near the village. New York State Route 36 passes directly through town, providing north-south access to surrounding communities. Additionally, the Southern Tier Expressway (part of Interstate 86) lies just to the east, offering quick routes toward larger cities and neighboring regions. These highways make commuting, errands, and travel comfortable without heavy traffic or congestion.
For regional air travel, Arkport is served by a local municipal airport just south of the village - the Hornell Municipal Airport - which accommodates private and small-aircraft flights. This proximity to an airport enhances accessibility for frequent flyers, business travelers, and visitors to the area.
The setting of Arkport combines rural charm with easy highway access, situating it within reach of larger nearby communities like Hornell while maintaining a distinct small-town identity. Its location also places it amid rolling hills and riverside scenery characteristic of upstate New York, making everyday travel a pleasant experience.
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Community & Services
Residents of Arkport benefit from close-knit community services and local institutions that support daily life. The Arkport Central School District anchors education in the village, offering a complete K-12 schooling system where class sizes are often smaller and learning is personalized. This fosters supportive teacher-student relationships and strong local involvement in academic and extracurricular activities.
The village supports community connectivity through shared spaces such as the Arkport Community Room and Park Playground, where gatherings, events, and recreation occur. These amenities provide residents with places to socialize, take part in community efforts, or simply enjoy outdoor time with family and neighbors.
Public services are readily available and accessible. The Village Office manages local governance, public works, and essential administrative services, helping residents with municipal needs. Additionally, the Arkport Fire Department offers dedicated volunteer firefighting and emergency response services, enhancing safety and security throughout the community.
Access to public information and services is facilitated by the Town Clerk's Office, which assists with licensing, permits, vital records, and more. The Village also maintains municipal utilities such as a locally managed water system that meets state health standards for residents' daily use.
For those who enjoy books, media, and community programs, the Arkport Village Book Center provides library services including reading programs, public internet access, youth events, and meeting space. It serves as a local hub for learning and leisure activities for families and individuals of all ages.
Outdoor enthusiasts appreciate the scenic surroundings of Arkport. The village's proximity to rivers, forests, and trails encourages walking, bicycling, and nature exploration, contributing to a healthy and active lifestyle for residents. Community events, such as seasonal festivals and local gatherings, bring neighbors together and celebrate the unique culture of the area.
Basic health, care, and supportive services are accessible in and around the village - from nearby medical practices to regional providers in adjacent communities like Hornell. Local businesses and nearby providers help ensure that daily needs ranging from veterinary care to personal services are within reasonable driving distance.
Overall, Arkport's community and services reflect a balance of small-town civility, neighborly engagement, and practical access to regional amenities. The village maintains essential services while fostering a supportive and welcoming environment for residents of all ages.
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Cost of Living & Affordability
Arkport offers a cost of living that is generally lower than many parts of New York State, making it appealing for those who value affordability in their everyday expenses. The village's small size and rural setting contribute to more manageable costs across several key living categories.
Housing is one of the most affordable aspects of life in Arkport. Home prices and rental rates tend to be modest compared to larger cities and suburban markets, allowing residents to find housing options that fit a wide range of budgets. This affordability helps reduce monthly financial pressure for both homeowners and renters.
Rental options in the area are typically priced below statewide averages, offering reasonable monthly costs for apartments and single-family homes. This can be especially beneficial for individuals, couples, or families looking for lower housing expenses without giving up access to essential services.
Everyday household costs such as groceries and basic consumer goods are generally in line with, or slightly below, national averages. While shopping options within the village are limited, nearby towns provide access to larger grocery stores and retailers without significantly increasing expenses.
Utility costs in Arkport are usually consistent with regional norms. Expenses for electricity, heating, water, and other essential services tend to be predictable and manageable, helping residents plan their monthly budgets more effectively.
Healthcare costs in the area are comparable to other small communities in upstate New York. Residents have access to local providers and regional medical facilities, allowing them to receive care without the higher costs often associated with large metropolitan areas.
Transportation is an important part of household expenses, as most residents rely on personal vehicles. However, shorter travel distances, lighter traffic, and relatively low congestion help keep fuel and maintenance costs under control.
Property taxes and local fees generally reflect the village's smaller scale and simpler infrastructure. While taxes vary by property and location, they are often lower than those found in more densely populated areas.
Overall, Arkport supports a lifestyle where essential living costs remain reasonable. The combination of affordable housing, manageable utilities, and modest daily expenses contributes to a balanced and practical cost of living for residents.
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Job Opportunities & Local Economy
Arkport's local economy reflects the character of a small village supported by surrounding regional employment centers. While job opportunities within the village itself are limited, nearby towns and cities provide additional employment options across multiple industries.
Education plays a meaningful role in local employment. Schools in and around Arkport employ teachers, administrative staff, and support personnel, offering stable jobs that are closely tied to the community.
Healthcare and social services are also important sources of employment in the region. Positions in caregiving, medical support, and administrative roles are available through nearby clinics, care facilities, and health organizations.
Manufacturing and skilled trades contribute to the local and regional economy as well. These roles often include production, maintenance, and technical positions that support nearby industrial and commercial operations.
Retail and service-based jobs are commonly found in neighboring towns, where residents commute for work. These positions range from customer service and sales to food service and hospitality roles.
Many Arkport residents work outside the village, taking advantage of reasonable commute times to reach larger employment hubs. This regional connectivity expands job options while allowing people to enjoy village living at home.
Self-employment and small businesses also form part of the local economic landscape. Home-based businesses, independent contractors, and locally owned services add flexibility and variety to employment opportunities.
Public sector employment, including municipal services and community organizations, provides additional job stability for some residents. These roles support essential services and contribute to the functioning of the village and surrounding areas.
Overall, Arkport's economy supports a mix of local employment and regional commuting. This balance allows residents to access diverse job opportunities while maintaining the quieter, small-town lifestyle the village is known for.
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Tourism & Lifestyle Appeal
Arkport offers a quiet, small-town lifestyle that appeals to those who enjoy a slower pace of living surrounded by natural scenery. The village's setting along the Canisteo River and within the rolling hills of upstate New York creates an environment that feels calm and scenic throughout the year.
Outdoor recreation is a central part of daily life in and around Arkport. Residents and visitors alike enjoy activities such as walking, fishing, cycling, and casual nature exploration. The surrounding countryside provides ample space for enjoying fresh air and seasonal changes without needing to travel far from home.
Seasonal beauty plays a large role in Arkport's lifestyle appeal. Spring and summer bring green landscapes and outdoor gatherings, while autumn highlights colorful foliage that draws visitors to the region. Winter offers a quieter atmosphere well-suited for those who appreciate peaceful surroundings.
Local events and community gatherings add to the village's charm. Small festivals, school activities, and seasonal celebrations provide opportunities for neighbors to connect and for visitors to experience the community's welcoming nature.
Arkport's proximity to nearby towns allows residents to enjoy additional dining, shopping, and entertainment options while still returning home to a quieter environment. This balance between access and privacy is an appealing feature for those who value both convenience and tranquility.
The lifestyle in Arkport is well suited for individuals and families who prefer minimal congestion and a strong sense of familiarity. The village layout encourages walking and neighborly interaction, reinforcing a close-knit atmosphere.
Tourism in the area is modest and centered around outdoor enjoyment and local character rather than large attractions. This keeps the village from feeling crowded while still welcoming visitors who appreciate rural charm and scenic surroundings.
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Future Development & Growth
Arkport's approach to development reflects its small-town character and emphasis on maintaining a comfortable quality of life. Growth in the area tends to be gradual, allowing the village to preserve its identity while meeting community needs.
Local planning efforts focus on maintaining infrastructure, supporting essential services, and managing land use in a way that aligns with the village's scale. This helps ensure that any changes fit naturally within the existing community.
Residential development in Arkport typically consists of single-family homes and small-scale housing, which supports a consistent neighborhood feel. New construction and improvements often complement the village's established layout rather than altering it significantly.
Community facilities and public spaces are maintained to support residents' daily needs. Attention is given to keeping roads, utilities, and shared areas functional and accessible for both current and future residents.
Economic growth is approached in a measured way, with an emphasis on supporting local businesses and regional employment connections. This allows the village to remain livable while adapting to changing needs.
Environmental considerations play a role in planning decisions, particularly given the village's riverfront location and surrounding natural areas. Preserving open space and managing development responsibly are ongoing priorities.
Overall, Arkport's outlook balances stability with adaptability. The village remains focused on maintaining its small-town appeal while making thoughtful improvements that support residents' lifestyles and community well-being.
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Climate & Terrain
Arkport experiences a four-season climate typical of upstate New York, offering clear seasonal transitions that many residents appreciate. Each season brings its own distinct character, shaping daily routines, outdoor activities, and the overall feel of the area.
Spring in Arkport is marked by gradually warming temperatures and increasing greenery. Snowmelt replenishes local waterways, and trees and vegetation begin to flourish, creating a fresh and revitalized landscape throughout the village and surrounding countryside.
Summers are generally mild to warm, with comfortable daytime temperatures and cooler evenings. This season is well suited for outdoor activities such as walking, gardening, and spending time along nearby rivers and open spaces without extreme heat.
Autumn is one of the most visually striking seasons in Arkport. The surrounding hills and wooded areas display vibrant fall foliage, creating scenic views that define the region's seasonal appeal and enhance everyday living.
Winters are cold and snowy, consistent with the area's location in western New York. Snowfall is a regular feature, contributing to a quiet, serene atmosphere and supporting winter activities while requiring routine snow management for travel and property upkeep.
Temperature fluctuations across the year are moderate compared to more northern or lake-effect-heavy regions, making Arkport's climate manageable for residents accustomed to seasonal change. Weather patterns are generally predictable, supporting year-round planning.
The terrain around Arkport is defined by rolling hills, river valleys, and gently sloping land. This varied topography creates scenic views while remaining accessible for residential development and local infrastructure.
The Canisteo River plays a central role in shaping the area's landscape. Its presence adds visual interest, natural habitat, and recreational opportunities while contributing to the village's geographic identity.
Soils in the region are a mix of fertile lowland areas and upland terrain, supporting vegetation, residential landscaping, and surrounding agricultural activity. The natural setting blends open fields with wooded areas, offering visual variety.
Overall, Arkport's climate and terrain combine to create a setting that feels distinctly rural yet comfortable, with seasonal diversity and natural features that shape daily life without overwhelming it.
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Education & Healthcare
Education in Arkport is centered around a local school system that serves students from early childhood through high school. Schools play an important role in the community, offering academic instruction along with extracurricular and athletic programs.
Class sizes in the area are typically smaller than those found in larger districts, allowing for more personalized attention and stronger connections between students, teachers, and families.
Schools often serve as community hubs, hosting events, sports competitions, and gatherings that bring residents together and strengthen local ties.
Educational support services, including special education and student resources, are available to meet a variety of learning needs. Families benefit from direct communication and involvement with school staff.
For post-secondary education and specialized training, residents can access colleges, vocational schools, and training centers located within reasonable driving distance of Arkport.
Healthcare services in Arkport are supported through nearby medical facilities and regional providers. Residents typically rely on clinics, physician offices, and hospitals located in surrounding towns for primary and specialized care.
Routine medical services such as family medicine, pediatric care, and preventive health appointments are accessible within a short drive, ensuring that basic healthcare needs are met efficiently.
Emergency medical services are available through local responders and nearby hospitals, providing timely care and transport when urgent situations arise.
Specialty care, diagnostic services, and advanced treatments are generally accessed through larger regional medical centers, which serve multiple communities in the area.
Pharmacies and related healthcare support services are available in nearby towns, making prescription access and medical supplies convenient for residents.
The combination of local and regional healthcare options allows residents to maintain continuity of care without the need for long-distance travel.
Overall, Arkport offers dependable access to education and healthcare through a blend of local institutions and nearby regional services. This structure supports families, individuals, and seniors seeking stability, accessibility, and community-oriented support in daily life.
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Restaurants & Entertainment
Arkport offers a simple and relaxed dining scene that reflects its small-town character. Local eateries focus on familiar comfort foods, casual meals, and welcoming service, making dining out an easy and approachable experience for residents.
Restaurants in and around the village typically emphasize hearty portions and classic menus. These establishments are popular gathering spots where neighbors meet, socialize, and enjoy a laid-back atmosphere.
Many dining options are locally owned, adding a personal touch to the food and service. Staff often recognize returning customers, reinforcing the friendly and familiar environment that defines the community.
While Arkport itself has a limited number of dining venues, nearby towns provide additional variety. Residents can access a broader selection of restaurants, including family dining, casual cafés, and take-out options, with only a short drive.
Seasonal dining experiences are common in the area, with local establishments adjusting menus or hours to match community needs and regional traditions. This adds variety throughout the year without overwhelming the local scene.
Entertainment in Arkport is centered around community involvement rather than large commercial venues. School events, sports games, and local gatherings provide regular opportunities for recreation and social engagement.
Outdoor entertainment plays a significant role in daily life. Residents enjoy walking, biking, and spending time outdoors, especially during warmer months when the surrounding natural landscape is most inviting.
Local parks and open spaces serve as informal entertainment hubs, offering places for picnics, casual recreation, and family activities. These areas support a relaxed lifestyle that values simple enjoyment over busy schedules.
Cultural and entertainment options expand in nearby communities, where residents can find movie theaters, live performances, and seasonal events. This proximity allows for occasional outings while keeping everyday life quiet at home.
Overall, Arkport's approach to dining and entertainment suits those who appreciate simplicity, community connection, and easy access to regional options without the constant activity of a larger town.
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Safety & Security
Safety is a key aspect of daily life in Arkport, supported by its small population and close-knit community structure. Residents often feel comfortable and familiar with their surroundings, contributing to a sense of ease and stability.
The village benefits from a strong sense of neighborly awareness, where people tend to look out for one another. This informal vigilance adds an extra layer of security beyond formal services.
Local emergency response is supported by volunteer fire and emergency personnel who serve the village and surrounding areas. Their presence ensures timely assistance for fire protection and urgent situations.
Law enforcement services are provided through local and county agencies, offering routine patrols and response coverage. This helps maintain order and address concerns as they arise.
Traffic levels in Arkport are generally low, reducing risks associated with heavy congestion or high-speed roadways. Residential streets are typically calm, making them suitable for walking and daily activity.
Community involvement plays a role in maintaining safety. Residents often participate in local meetings, school events, and civic activities that encourage communication and cooperation.
Homes and neighborhoods in Arkport are generally well spaced, which contributes to a quieter living environment. This layout helps reduce noise and crowding while supporting personal privacy.
Public spaces are maintained to support safe use by residents of all ages. Parks, sidewalks, and shared facilities are designed for everyday accessibility and comfort.
Emergency medical services are accessible through regional providers, ensuring that residents can receive prompt care when needed. Coordination between local responders and nearby facilities supports effective emergency management.
Overall, Arkport offers a reassuring environment where safety is supported by community connections, responsive services, and a calm pace of life. This combination contributes to a secure and comfortable setting for residents seeking peace of mind in their daily routines.
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-----The details provided in this property listing are believed to be reliable but are not warranted. Prospective buyers should conduct their own due diligence to verify information before purchase.
Land Maps & Attachments
Directions to Land
From Arkport, New York 14807, USA
- Head west on West Ave toward Davenport St (0.3 mi)
- Turn left onto Bishopville Rd (2.9 mi)
- Continue onto N Almond Valley Rd (5.2 mi)
- Continue onto Hiltonville Rd (0.5 mi)
- Slight right to stay on Hiltonville Rd
- Destination will be on the right (0.8 mi)
More Land Details
More Land from Erika Benson
0.2 AC : $7K- 1.3 AC : $19K
- 0.8 AC : $16K
- 1.2 AC : $10K
- 0.9 AC : $23.5K
- 1.1 AC : $65K
- 2 AC : $27.5K
- 1.3 AC : $7.5K
- 0.6 AC : $14.5K
- 5 AC : $9K
- 0.5 AC : $22K
- 0.7 AC : $17.5K
