Presented by Kiara Rusconi Cell Phone: 860.573.3382 Office: 860.633.0111 Email: Kiara.Rusconi@raveis.com Website: KiaraRusconi.raveis.com

317 Bebbington Road, Ashford, CT, 06278 | $2,500,000

CROOKES ORCHARD - A LEGACY FARM OF EXTRAORDINARY BEAUTY AND OPPORTUNITY! One of Northeast Connecticut's most beloved agricultural destinations, presents an exceptionally rare opportunity to acquire 153 contiguous acres of working orchard, farmland, and scenic countryside. The property encompasses approximately 32 acres of improved cropland w/sprawling hay fields, picturesque ponds, & Bebbington Brook winding through the landscape, all abutting State Forest & Joshua's Trust protected land. More than 6, 000 fruit trees, including 1, 200 newly planted, yield 28 heirloom varieties of apples, peaches, & Asian pears. Carefully maintained orchard rows are supported by irrigation systems, while approximately 7 acres are enclosed by new 8-foot deer fencing w/3 double gates. A vibrant dahlia field further enhances the property's beauty & seasonal appeal. At the heart of the farm is the beautifully remodeled 3, 601 SF retail farm store, long celebrated for its "Pick Your Own" traditions & broad assortment of locally grown & produced goods. Recent improvements include a turnkey commercial bakery, 2 walk-in coolers, updated office & restroom facilities, new HVAC, new roofs, partially replaced siding, new exterior doors, stone patios, and freshly painted exteriors. An attached glass greenhouse & additional hoop houses significantly extend the growing season. ***CONTINUE READING*** Additional improvements include a Morton barn w/extensive recent upgrades, a supply shed w/attached greenhouse, & a separate 1, 350sf stone garage featuring a new cement floor & underground 200-amp electrical service pre-wired for 400 amps. Extensive road frontage along Bebbington Road provides 3 existing curb cuts, w/newly improved roads, parking areas, & drainage infrastructure throughout the property. The front 5-acre parcel is an approved building lot & may be subdividable from the remaining acreage. The former farmhouse was removed in 2022, creating a spectacular homesite w/panoramic views & recent survey work, full septic system design, soil testing, & topographical studies already completed. Approved special permits in place for a cidery, tasting room, private events, overnight accommodations, & a central bath house, presenting an extraordinary opportunity to expand an already established agricultural enterprise. A legacy property of remarkable beauty and versatility, Crookes Orchard offers the rare chance to steward one of Connecticut's iconic farms just 10 minutes from UCONN and 1. 5 miles from the junction of Routes 44 and 89.

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