447 Howland Rd

2,048 Sq. Ft.
$281 / Sq. Ft.
2,048
Sq. Ft.
$281
per Sq. Ft.

Description

Your dream property awaits! Nestled on 42.8 private acres and set approximately 800 feet back from a quiet country road, this thoughtfully updated home offers the perfect blend of comfort, privacy, and outdoor beauty. A stunning 30' x 60' pole barn with loft (2018) provides exceptional storage, workshop, or hobby space. The beautifully remodeled island kitchen by LA Johnson co. (2017) features granite countertops and sliding glass doors leading to a spacious deck overlooking the peaceful wooded setting....Your dream property awaits! Nestled on 42.8 private acres and set approximately 800 feet back from a quiet country road, this thoughtfully updated home offers the perfect blend of comfort, privacy, and outdoor beauty. A stunning 30' x 60' pole barn with loft (2018) provides exceptional storage, workshop, or hobby space. The beautifully remodeled island kitchen by LA Johnson co. (2017) features granite countertops and sliding glass doors leading to a spacious deck overlooking the peaceful wooded setting. Enjoy professionally landscaped grounds complete with a koi pond, paver walkways, hot tub, fire pit area, and private trails throughout the property. A hunters and nature lovers sweet spot! (check out the Amish built observation tower in the woods!) Inside, you'll find a dramatic two-story foyer, formal dining room, convenient first-floor laundry, and a spacious primary suite with private bath. The partially finished basement offers additional living space with a family room, gas fireplace, and bar—perfect for entertaining! A rare opportunity to own a private country retreat with modern updates, incredible outdoor amenities, and room to roam! Delayed negotiations, offers due Saturday 6/13/26 @ 11am. 2048 Sq. Ft. from appraisal plus finished walkout basement adds approx. 450 sq. ft. totaling 2498. Video cameras in use.
  1. Listed by John M. Denniston • Hunt Real Estate ERA/Columbus
    P: (585)-388-1400 C: (585)-704-0749 John.Denniston@huntrealestate.com

Property Details for 447 Howland Road

Styles Of Residence
Contemporary, Colonial
On Waterfront
No
Parking Description
Attached, Detached, Garage, Circular Driveway, Garage Door Opener
Nearest Cross Street
Armington
LISTING UPDATED: 06/13/2026 06:28 PM

Property Details for 447 Howland Road

StatusPending
MLS #R1687633
Days on Market9
Taxes$9,206 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential / Single Family Residence
Year Built1990
Lot Size42.80 AC / 1,864,368 SF
CountyOntario County

Location

Listing Courtesy of Hunt Real Estate ERA/Columbus
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Building Information for 447 Howland Road

Stories2Year Built1990Building Size-Lot Size42.80 AC / 1,864,368 SF

Payment Calculator

$3,632 per month

30 year fixed, 6.36% Interest

Principal and Interest

$2,865

Property Taxes

$767

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 447 Howland Road

Summary
Location and General Information
  • Elementary School District: Manchester-Shortsville (Red Jacket)
  • High School District: Manchester-Shortsville (Red Jacket)
  • Middle Or Junior School District: Manchester-Shortsville (Red Jacket)
  • Village: Not Applicable
  • Human YN: Yes
Parking
  • Attached Garage YN: Yes
  • Garage Spaces per Apt: 6.00
  • Garage YN: Yes
Taxes and HOA Information
  • Area NYSWIS Code: Manchester-323689
  • Tax Annual Amount: $9,206.00
Virtual Tour
Property
Lot Information
  • Building Area Source: Appraiser
  • Building Area Total: 2048.0
  • Horse Amenities: Horses Allowed
  • Horse YN: Yes
  • Land Features: Agricultural, Irregular Lot, Rural Lot, Wooded
  • Num Of Acres: 42.8
  • Lot Size Area: 42.8
  • Lot Size Square Feet: 1864368.0
  • Lot Size Units: Acres
  • Parcel Number: 323689-011-000-0002-013-220
  • Lot Number: 13
Property and Assessments
  • Property Condition: Resale
  • Senior Community YN: No
  • Assessed Value: $356,700
  • Year Built: 1990
  • Year Built Description: Existing
Utilities
  • Electric Service: Circuit Breakers
  • Sewer Description: Septic Tank
  • Utilities Available: Cable Available, Electricity Connected
  • Water Supply: Well
Interior and Exterior Features
Exterior Features
  • Construction Materials: Blown In Insulation, Cedar, Copper Plumbing
  • Exterior Features: Blacktop Driveway, Deck, Gravel Driveway, Patio, Tv Antenna, Propane Tank Leased
  • Foundation Description: Block
  • Other Structures: Barns, Outbuilding, Sheds, Storage
  • Patio And Porch Features: Covered, Deck, Patio, Porch
  • Roof Description: Architectural, Shingle
Interior Features
  • Appliances: Dryer, Dishwasher, Disposal, Gas Oven, Gas Range, Microwave, Propane Water Heater, Refrigerator, Washer, Water Purifier Owned, Water Softener Owned
  • Basement Description: Partially Finished, Walk Out Access
  • Basement YN: Yes
  • Num Of Possible Bedrooms: 3
  • HVAC Type: Central Air
  • Cooling YN: Yes
  • Door Features: Sliding Doors
  • Num Fireplaces Total Calculated: 1
  • Fireplace YN: Yes
  • Floor Description: Carpet, Ceramic Tile, Hardwood, Luxury Vinyl, Varies
  • Heating: Propane, Forced Air
  • Heating YN: Yes
  • Interior Features: Cathedral Ceilings, Entrance Foyer, Eat In Kitchen, Separate Formal Living Room, Kitchen Island, Sliding Glass Doors, Bar, Bath In Primary Bedroom, Programmable Thermostat, Workshop
  • Laundry Features: Main Level
  • Levels: Two
  • Sq Ft Total: 2048.0
  • Main Level Bathrooms: 1
  • Num Bedrooms 1 St Floor: 0
  • Num Of Rooms: 8
  • Window Features: Thermal Windows
Multi Family
Multi-Family Information
  • Number Of Units Total: 0
  • Stories: 2
  • Stories Total: 2

Property History for 447 Howland Road

DateEvent & SourcePriceAppreciation
Jun 13, 2026

Pending

WNYREIS #R1687633

Jun 4, 2026

Listed (Active)

WNYREIS #R1687633

$575,000
Nov 25, 2014

Sold

WNYREIS #R256022

$260,000
DateEvent & SourcePrice
06/13/2026

Pending

WNYREIS #R1687633

06/04/2026

Listed (Active)

WNYREIS #R1687633

$575,000
11/25/2014

Sold

WNYREIS #R256022

$260,000

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 447 Howland Road

Taxable ValueLand$89,300Additions$267,400Total$356,700
Tax Record2025$9,425 ($785 / month)
Home Facts
Beds3Baths2.5Total Finished SqFt1,528 SqFtAbove Grade Finished SqFt1,528 SqFtStories2Lot Size1,864,368 SqFtStyleMiscellaneous ResidentialYear Built1990Zoning02 - SINGLE RCountyONTARIOAPN323689 11.00-2-13.220

Schools near 447 Howland Road

This home is within Manchester-Shortsville Central School District (Red Jacket).
Rating
School
Type
Grades
Distance
Public - PK to 5
Public - 6 to 8
Public - 9 to 12
Rating
School
Distance
Red Jacket Elementary School
PublicPK to 5

Red Jacket Middle School
Public6 to 8

Red Jacket High School
Public9 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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Listing Courtesy of Hunt Real Estate ERA/Columbus

Based on information from one of the following Multiple Listing Services: WNYREIS and Greater Binghamton Association of REALTORS. Information being provided is for the visitor's personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by WNYREIS and Greater Binghamton Association of REALTORS is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.