This 2,492-square-foot historic single-family residence, constructed in 1840, is located at 2 Cross St in the scenic hill country of Buckland, Massachusetts (Zip Code 01338). Positioned at an incredibly aggressive entry baseline of $150,000 to directly account for its comprehensive rehabilitation and restoration needs, this classic New England farmhouse features four bedrooms and two bathrooms.
Situated on an expansive, park-like 1.8-acre mountain lot, this property represents a phenomenal find for preservation contractors, history enthusiasts, or buyers looking to craft an authentic dream country estate in the foothills of the Berkshires.
The residence establishes a powerful, nostalgic country presence at the corner of Cross Street, displaying the traditional post-and-beam silhouette and structural scale typical of pre-Civil War rural homesteads. Inside, the massive 2,492-square-foot floor plan provides a highly adaptable layout with large rooms and an open geometry. For a professional contractor or restoration purist, this untouched structural shell serves as a rare, authentic blank canvas—offering an excellent opportunity to expose original timber frames, restore antique woodwork, and build deep equity quickly in a high-demand Western Massachusetts location.
🏡 Main Manor Interior Layout & Spatial Strategy
The multi-level interior is highly functional, dividing common social spaces from the upper sleeping quarters to easily accommodate a large household or a dedicated weekend retreat layout:
The Ground Floor Core: Opens into a spacious front living parlor that transitions naturally into a large formal dining area and a deep country kitchen track. The main tier also features a highly convenient main-floor bedroom option and full utility bathroom shell, creating an accessible, stair-free related-living or guest suite setup.
The Upper Bedroom Track: A central wooden staircase wraps up to the secondary level, which anchors three additional generously sized bedrooms and a second family bathroom space. The rooms feature classic mid-19th-century clearances and deep windows that flood the upper tier with natural light while looking out over your private forest canopies.
The Cellar and Attic Trunks: Below the main frame sits a classic New England stone-masonry utility basement, providing clear access to main structural timbers and core plumbing channels. A deep walk-up attic tier offers excellent structural headroom, serving as a vast unconditioned storage space or a brilliant canvas for a future luxury master loft expansion.
🌲 Expansive 1.8-Acre Country Compound & Capital Strategy
The property sits on an unusually large, level 1.8-acre (78,408-square-foot) rural parcel that offers an exceptional outdoor lifestyle canvas:
The Homestead Canvas: The deep, open rear grounds provide a beautiful wooded sanctuary. Free from tight subdivision lines, the acreage offers an immense land buffer and a magnificent runway to cultivate massive organic vegetable fields, plant private orchards, or construct a large secondary detached workshop barn.
⚠️ Real Estate Restoration Advisory & Underwriting Directives: The property is moving through the market in a strict, active “as-is” condition, and the seller will execute no repairs, municipal compliance remedies, or clean-out tasks. To transition this farmhouse back into a fully functional modern residence, the incoming operator must fund and install comprehensive mechanical and cosmetic updates (including HVAC, plumbing, structural stabilization, roof remediation, and a private septic/well overview).
Due to the current unconditioned restoration status, the property will not qualify for traditional FHA, VA, or conventional fixed-rate single-family mortgages. Transactions must be supported via liquid cash reserves or specialized conventional rehabilitation/construction loan portfolios (such as an FHA 203k or Fannie Mae Homestyle loan).
📋 Property Specifications
💰 Price: $150,000
📍 Address: 2 Cross St, Buckland, MA 01338 (Franklin County)
📐 Interior Size: 2,492 livable above-grade sqft (Two finished tiers + walk-up attic)
🌳 Lot Size: 1.80 Acres (78,408 sqft / Expansive, level rural parcel)
🛏️ Bedrooms: 4 (1 positioned on the main tier, 3 located upstairs)
🛁 Bathrooms: 2 Bathrooms (1 per finished living level)
🏗️ Year Built: 1840 (Early New England Farmhouse Traditional)
🛠️ Property Status: Complete Restoration Project / Handyman Special (Sold strictly as-is)
⚙️ Core Utilities: Private well water supply and independent septic system architecture
⛷️ Recreational Proximity: Minutes from the Deerfield River and Berkshire East Mountain Resort
🔍 Key Features & Preservation Value Points Explained
🏛️ Unrivaled Dollar-to-Square-Foot Restoration Runway: Securing a standalone, 2,400+ square foot pre-Civil War character home on nearly two full acres for $150,000 is an extraordinary real estate anomaly in modern New England. At roughly $60 per square foot, the acquisition baseline leaves an immense financial margin to fund a total studs-up architectural restoration while safely insulating your long-term equity metrics.
🌲 Rare 1.8-Acre Mountain Freedom: Finding an entry-level historic frame attached to an expansive, level multi-acre lot inside a highly protected Franklin County town is a massive luxury asset. It isolates you from immediate neighbors, provides ample room for storing heavy equipment or recreational vehicles, and locks in substantial underlying land equity.
🛶 Elite Four-Season Berkshire Recreation Hub: Living in Upper Buckland places you on the edge of world-class outdoor adventure. The property sits within minutes of fly-fishing, kayaking, and rafting loops along the pristine Deerfield River, extensive Appalachian hiking networks, and year-round alpine skiing, snowboarding, and mountain biking tracks down at the Berkshire East Mountain Resort.
📍 Strategic Gateway to Shelburne Falls: Beyond the mountain ranges, the estate places you just a short drive from the historic village of Shelburne Falls. Enjoy seamless access to local farm-to-table restaurants, independent artisan craft shops, bookstores, the iconic Bridge of Flowers, and local historic districts, while maintaining direct transit links to Route 2 and I-91 for a streamlined commute down into Greenfield, Northampton, or Amherst.
Zillow link https://www.zillow.com/homedetails/2-Cross-St-Buckland-MA-01338/56976040_zpid/
Listed by: Jeffrey Brisson 413-522-6504, Cohn & Company 413-772-0105
Source: MLS PIN,MLS#: 73533060