1400 Reed Rd, Churchville, NY 14428

Check out this one-of-a-kind barndominium offering over 4,000 sq. ft. of living space with an impressive blend of modern updates and rustic charm. This extraordinary property provides up to six bedrooms and 2.5 bathrooms, including a spacious primary en suite and soaring 17-foot ceilings in the main living area, complemented by 13-foot ceilings on the second floor. A standout feature is the remarkable 800 sq. ft. great room, perfect for entertaining or creating an expansive gathering space. Another unique highlight is a private suite designed like its own tiny house, offering exceptional potential for in-law living, multigenerational arrangements, or a two-family setup. Nearly everything has been updated, including 200-amp electric service, plumbing, drywall, flooring, metal roof, and metal siding. The interior features approximately 40,000 board feet of knotty pine throughout the walls and floors, paired with original exposed timber for a warm, loft-style aesthetic. Two kitchens with granite countertops and included appliances add versatility and convenience. Comfort meets efficiency with closed-cell spray foam insulation, a high-efficiency furnace, and a wood stove. Outside, enjoy fruit trees, a charming gazebo, two sheds, and an ADA-compliant ramp for accessibility. With an exceptional stone foundation and updates equivalent to new construction, this property delivers unmatched space, character, and flexibility. Difference in square footage per seller: approximately 450 sq