Effingham, SC 29541(Florence County)

Located minutes away from Florence, South Carolina this well organized 70+/- acre horse farm fits perfectly and serenely into its rural surroundings. The property is comprised of two contiguous tracts, one of approximately 32+ acres that contains the house, pastures and barns and other outbuildings while the second tract of 38+/- acres is made up of woods and a cultivated hayfield. The well-kept 40 x 81 foot boarding barn has stalls for fourteen horses and a 2-story tack and feed room. There is also a 27 X 65 foot barn nearer the house with four-stalls for horses for personal use. There is a 12 acre high-quality hay field that is fertilized, cut (four times in a typical year), baled and stored in a 40 X 90 foot Steel Master building (this building is firmly set into its concrete floor and provides extreme storm protection). The established pastures are electrified fenced (smooth wire, not barbed wire), equipped with no freeze waterers and have three run-in sheds. The pastures are cross-fenced into nine separate pastures and paddocks. Equine training facilities include a lighted dressage arena, a jump field and multiple riding and driving trails. Other outbuildings include a 64 X 22 foot shed for storage of maintenance equipment and cars and a 26 X 42 foot Steel Master storage shed with a concrete floor. The striking and comfortable 2,440 square foot home began life about 80 years ago as a tobacco pack house. During "tobacco season" from early June until the middle of September, pack houses were used to grade the cured tobacco. After curing, the tobacco was moved to the "pack house" where the leaves were "graded" or sorted into piles according to size, color and condition. At this point, the graded leaves were bundled into handfuls (called "hands") and hung in the "ordering pit". The "ordering pit" provided the moisture, which the "hands" needed to absorb to soften them (or bring them " into order"), so they could be handled without crumbling, and would be more attractive to the buyers. A tobacco farmer and storekeeper originally owned this pack house, which, like most pack houses, had side sheds added to provide for storage, loading and unloading. It was acquired from the farmer and moved to its current site around 1990. After the relocation, the current owner redesigned and remodeled the interior space, adding many features. There is a master bedroom/ master bath plus a screened porch on each floor. The floor plan is very open, the floors are vinyl tile in the well-equipped kitchen and original hardwoods elsewhere. Many of the interior walls and ceilings are of hardwood salvaged from the original building. The gas fireplace in the great room is freestanding and several of the walls are window walls providing a remarkable view out over the pastures and the horses. There is extremely plentiful storage space, a large deck that partially wraps around the structure and ties in to the screened porch and many more extras. The house has been recently sealed with a titanium-based paint that has a life of twenty years backed by a transferable warranty. There is also a new Energy Star metal roof with a forty-five year warranty. Central heating and cooling is provided by a Trane XE800 heat pump. The water supply is public water although, given the existence of a small creek that forms one boundary of the property (and was formerly the sight of a large beaver pond), wells could undoubtedly be drilled if desired.