Hoppy Rd , Falls, PA 18615(Wyoming County)

The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

Farmland

The property contains some of the highest yielding farm acreage in Wyoming County, PA. The rich river bottom farmland contains both Ph and Po soils:

Ph-Philo silt loam. This nearly level, deep, moderately well drained soil is on flood plains. Areas of this soil are long and narrow in shape and are mainly 3 to 75 acres in size.

Typically, the surface layer of this soil is brown silt loam 8 inches thick. The upper part of the subsoil, to a depth of 13 inches, is dark brown silt loam; the middle part, to a depth of 22 inches, is dark brown loam with faint mottles; and the lower part , to a depth of 32 inches, is dark brown loam with distinct mottles. The upper part of the substratum, to a depth of 44 inches, is dark grayish brown loam with distinct mottles. To a depth of 60 inches, the substratum is dark gray silt loam with distinct and faint mottles.

Included with this soil in mapping are a few small areas of Pope soils; Pope soils, rarely flooded; and Holly soils. Also included are small, scattered areas of gravelly soils.

This soil has moderately slow and moderate permeability. Available water capacity is moderate and high. Surface runoff is slow. The surface layer has less than 10 percent coarse fragments. The soil has a seasonal high water table at a depth of 18 to 36 inches. Where unlimed, this soil is very strongly acid to medium acid throughout.

Most areas of this soil are cultivated. Small areas are used for pasture or woodland. This soil has good potential for cultivated crops. It is well-suited to pasture and trees.

Po-Pope soils. These nearly level, deep, well drained soils are on flood plains. Areas of these soils are long and narrow in shape and are mainly 3 to 35 acres in size.

Typically, the surface of these soils is dark brown fine sandy loam 11 inches thick. The upper part of the subsoil, to a depth of 16 inches, is yellowish brown fine sandy loam. The lower part of the subsoil, to a depth of 37 inches, is yellowish brown sandy loam. The substratum, to a depth of 60 inches, is dark yellowish brown loamy sand. In places the surface layer is silt loam, fine sandy loam, or loam. An individual area can be predominantly one texture, or can be all of these textures.

Included with these soils in mapping are a few small areas of Philo silt loam and Pope soils, rarely flooded. Also included are small, scattered areas of gravelly soils.

These soils are moderately permeable and moderately rapidly permeable. Available water capacity is moderate and high. Surface runoff is slow. The surface layer has less than 10 percent coarse fragments. Where unlimed, these soils are very strongly acid or strongly acid.

Most areas of these soils are cultivated. Small areas are used for pasture or woodland. These soils have excellent potential for cultivated crops, and they are well suited to pasture and trees.

Fishing the Susquehanna River (the River)

The River is among the five best Smallmouth Bass rivers in the country. Attached is an excerpt from Bassmaster magazine, The 5 best smallmouth rivers in the country. The Susquehanna also produces trophy-size Muskie, Walleye, and Catfish. The River can be fished from canoe, kayak, boats with outboard motors, or the choice of most river rats, a jet boat outboard which requires very little draft. The Property contains a launch site for powerboats, jet boats, canoes, & kayaks. Public access to the River is prohibited except to property owners and those with legal recorded easements to the River although the PA Fish Commission does provide public boat launches.

Hunting

The Property has always sported great deer, bear, turkey, wild fowl, squirrel and rabbit hunting because of a spectacular mix of habitats on-site and on adjacent acreages. Including the Property, there are hundreds of nearby acres of farm fields growing field corn, sweet corn, and vegetables; a dozen ponds; coldwater creeks; planted orchards; dozens of wild apple and crabapple trees; native stands of Eastern Black Walnut and hickorys; mature hardwood forest consisting of mast producing red, white, black and chestnut oak; dense hemlock evergreen forest; areas of native grassland; and early successional forest of young aspen and cottonwood, all combine to provide everything deer, bear, and other wildlife require. Huge flocks of ducks, geese, and turkeys sometimes numbering 50 , are attracted to the River and cornfields and also provide for great hunting. There is a healthy population of Doves and Ruffed Grouse on the Property which has multiple coverts where grouse can be had. The cover is a mix of farm fields with some mature woodlands and some young woodlands and heavy brushy areas providing both nesting and roosting cover that the grouse need. Bobcats are on site and den in the cliffs and rocky areas to the east and southeast. Coyote and fox are available for trapping and harvesting. Black bear are numerous and near 400-pound bear have been harvested here.

Abundant Groundwater Available from Subsurface and the Susquehanna River for Irrigation and other uses:

Abundant groundwater is available on the Property. Ground water withdrawal for irrigation and other purposes or direct withdrawal from the Susquehanna River (the River) is subject to rules and regulations of the Susquehanna River Basin Commission (SRBC). A surface water withdrawal from a surface source, such as the River, in excess of 100,000 gallons per day over a 30-day period requires the filing of a Surface Water Withdrawal Application for agriculture. In the River basin, all new (post-1970) consumptive uses that are greater than 20,000 gallons per day for any consecutive 30-day period are subject to the SRBCs consumptive use make-up regulation. Agriculture is currently exempt from the SRBCs consumptive use restrictions. SRBC regulations are subject to change and the above should not be relied upon in making any decisions on water availability.

Interior Road System. Shale, Gravel and Sand Available for Interior Roads

There is an extensive interior road system (dirt and gravel) used for farming, hunting access and timbering. A map showing the interior roads is available under separate cover as well as a copy of the Road Maintenance Plan is available upon request. Gravel is available on site for use on interior roads and for development, but may not be taken off site or sold without a permit.

Timber

The Property hosts a very diverse mix of tree species including Black Walnut; Red, White, Chestnut, and Black Oak; Tulip Poplar; Aspen; Eastern Cottonwood; White Pine; Hemlock; Hackberry; Gray, White and Black Birch; White and Green Ash; Black Cherry; and soft (red) and Silver Maple; Serviceberry; Black Locust, and other species.

Wyoming County History, Geography, Geology and Vegetation [The following excerpts are taken from A Natural Inventory of Wyoming County, Pennsylvania, 1995, by The Nature Conservancy.]

Wyoming County, an area of almost 400 square miles, is a rural county located in northeastern Pennsylvania. The Susquehanna River flows through the middle of the county from northwest to southeast and most development is concentrated within its corridor. The southwestern plateau is forested and mostly within state game lands; much of the rest of the county is given over to a mix of agriculture, forest and small villages. In 1990, the population of the county was just over 28,000 (1990 census) and appears to be growing. Both Scranton and Wilkes-Barre are within commuting distances of much of the county. Wyoming County is also approximately 150 miles from New York City and Philadelphia, allowing easy access for vacationers and tourists.

The Endless Mountains, the lakes and creeks, and the pastoral scenery attract many people to the county; these natural qualities are important to both the economic and social well-being of county residents. Second home developments exist around Lake Carey and Lake Winola while hunting and fishing camps are found primarily in the southwestern corner. The rugged hills and forests of the southwest do not lend themselves to development or agriculture but they attract hunters, hikers, and winter sports enthusiasts. The many trout streams that drain this region attract fishermen while the forests of this region provide timber for the wood products industry. The Susquehanna River is a major recreational and scenic resource. Agriculture, although declining in acres, is still an important economic component of the county.

Glaciers have modified the landscape throughout the county. Deposits of rock, sand, clay and silt left directly by the glacier are called unstratified deposits or glacial till. Some of these deposits are as much as 300 feet thick. As a result of the glaciers, many of the soils that developed on till are too stony or wet for cultivation. Many wetlands have formed in the depressions that were the result of glacial scouring and the deposition of ice blocks (kettleholes), as well as glacial deposits that blocked drainage channels and altered stream flow. Stratified sands and gravels deposited by glacial meltwaters are located along many of the major rivers and creeks. The area known as Jayne Bend on the Susquehanna River is a glacial river terrace. Sand and gravel mining operations occur on some of the larger stratified deposits.

The vegetation of Wyoming County reflects the environmental conditions (geology, topography, soils, climate) and disturbance history, both natural and anthropogenic. On a broad scale of vegetation patterns, Wyoming County is located within two major forest types Appalachian Oak Forest and Northern Hardwood Forest (Kuchler 1964, Bailey 1980). A broad band of Appalachian Oak Forest, somewhat analogous to Brauns (1950) Oak-Chestnut Forest, follows the Susquehanna River valley. The river, at elevations between 660 feet where it enters the county in the northwest and 580 feet as it leaves the county in the southeast, is much lower than the surrounding hills and mountains. Oaks predominate where the land has not been cleared on the well drained soils of the sand and gravel terraces and on the steep, south-facing slopes above the river. Black, red, white and chestnut oaks may be dominants or codominants depending on soil moisture and fertility. Other tree species include red maple, black cherry, gray and black birches, white pine, pitch pine, juniper and aspens. Shrubs include species of blueberries, huckleberries and other dry forest species. Northern Hardwood Forest is found in two large blocks separated by Appalachian Oak Forest. The forest in the northeastern portion of the county is highly fragmented by agriculture. The block in the southwestern corner on the Allegheny High Plateaus Section is largely intact. Sugar maple, red maple, yellow birch, hemlock and white pine are common canopy species along with red spruce in some places. [The above excerpts are taken from A Natural Inventory of Wyoming County, Pennsylvania, 1995, by The Nature Conservancy.]

Birdwatching

The Property is loaded with migrating song birds that enjoy the mix of young and mature woodlands, open areas, and brushy cover. Several dozen bird species including many warblers, Indigo Bunting, Orioles, Tanagers, Flycatchers, and several species of woodpeckers congregate in Spring and Summer. Numerous species of resident birds are about, including Cardinals, woodpeckers, and Doves.

Survey: The Property has been surveyed.

Oil and Gas: Seller to retain subsurface oil and gas. There is presently no gas drilling in Falls Township. A deed restriction will prohibit any gas related surface appurtenances. Shale gas is prolific in northwest Wyoming County but not in southeast Wyoming County. Projected gas reserves decrease to the south and east the closer one gets to coal country where shale gas deposits were compressed into coal. Buyer gets rights to all minerals - PA Bluestone, sand, shale, and gravel. Plus all rights to timber, solar, and wind.

Additional Parcels Available (Information Available Upon Request):

COLLEY TOWNSHIP, SULLIVAN COUNTY, NORTHEASTERN PENNSYLVANIA

Deepwater Glacial lake on 67 acres in Colley Township, Sullivan County, northeastern Pennsylvania, tax identification # 02-041-0002-005. No zoning exists in Colley Township.

ROARING BROOK TOWNSHIP, LACKAWANNA COUNTY, NORTHEASTERN PENNSYLVANIA

Deepwater Glacial lake on 44 acres in Roaring Brook Township, Lackawanna County, northeastern Pennsylvania, tax identification # 18801-020-011. Zoned residential for development.

WASHINGTON TOWNSHIP, WYOMING COUNTY, NORTHEASTERN PENNSYLVANIA

Private, gated, fenced two-story, 8-bedroom home on 2.6 acres in Washington Township, northwest Wyoming County, northeastern Pennsylvania, near the town of Vosburg, Pennsylvania. This is the only house for sale located on the famed Vosburg Neck below the bridge and near 948+ acres of nature preserves and surrounded on three sides by the Susquehanna River. Contains $186,000 in recent renovations. Sale price $269,000.

39.38 acres overlooking the Susquehanna River, Washington Township, northwest Wyoming County, Pennsylvania, tax identification # 27-060.0-023-01-00-00. Wooded. For development. Near the town of Vosburg, northeastern Pennsylvania. Located on the famed Vosburg Neck and adjacent to 948+ acres of nature preserves and surrounded on three sides by the River. Contains approximately 4,500 of incredible Susquehanna River viewscapes.

4 acres, 300 yards from the Susquehanna River in Vosburg, Washington Township, Wyoming County, northeastern Pennsylvania. Located on the famed Vosburg Neck below the bridge and near 948+ acres of nature preserves with nearby public access to the River.

3.5 acres, 300 yards from the Susquehanna River in Vosburg, Washington Township, Wyoming County, northeastern Pennsylvania. Located on the famed Vosburg Neck below the bridge and near 948+ acres of nature preserves with nearby public access to the River.

2.9 acre Susquehanna RIVERFRONT lot with 192 +/- feet of Susquehanna River frontage in Vosburg, Washington Township, Wyoming County, northeastern Pennsylvania. Located on the famed Vosburg Neck below the bridge and near 948+ acres of nature preserves.

7 acre Susquehanna RIVERFRONT lot with 482 +/- feet of Susquehanna River frontage in Vosburg, Washington Township, Wyoming County, northeastern Pennsylvania. Located on the famed Vosburg Neck below the bridge and near 948+ acres of nature preserves.

21.8 acre parcel with orchard and 20,000 cubic foot concrete, underground fruit/wine cellar and attached garage in Vosburg, Washington Township, Wyoming County, northeastern Pennsylvania. Located on the famed Vosburg Neck below the bridge, with some frontage on Susquehanna River and near 948+ acres of nature preserves. Surrounded on three sides by the River with a microclimate that made the area a major fruit growing region 50-75 years ago as shown on old aerial maps. Ideal location for a winery, vineyard, cider orchard or residential development.

40.27 acres woodland in Vosburg, Washington Township, Wyoming County, northeastern Pennsylvania. Located on the famed Vosburg Neck below the bridge and near 948+ acres of nature preserves with nearby public access to the River.

MESHOPPEN TOWNSHIP, WYOMING COUNTY, NORTHEASTERN PENNSYLVANIA

69.2 acre parcel north of the River, Meshoppen Township, Wyoming County, northeastern Pennsylvania (tax identification #13-086.0-043-00-00-00) on U.S. Route 6. Contains approximately 4,500 feet of Susquehanna River viewscapes, plus deeded access to the Susquehanna River. Road access is via Township Road 506 from the east.

35.8 acre parcel with 2,800 feet overlooking the Susquehanna River in Meshoppen Township, Wyoming County, northeastern Pennsylvania and with 3,000 feet of frontage on U.S. Route 6. Potential for development into multi-lot riverfront community with deeded access to the River.

12.86 acre commercial development pad with 985 of road frontage on U.S. Route 6 and 1,300 of frontage on Township Road 517, Meshoppen Township, northwest Wyoming County near the Bradford and Susquehanna County line, northeastern Pennsylvania. Comes with Pennsylvania Department of Environmental Protection Sewage Modules and Highway Occupancy Permits. Spectacular views. Ideal for restaurant, hotel, convention center, etc.

22.15 acre commercial development pad with 900 of road frontage on U.S. Route 6, Meshoppen Township, northwest Wyoming County near the Bradford and Susquehanna County line, northeastern Pennsylvania. Comes with Pennsylvania Department of Environmental Protection Sewage Modules and Highway Occupancy Permits. Spectacular views. Ideal for restaurant, hotel, convention center, etc.

FALLS TOWNSHIP, WYOMING COUNTY, NORTHEASTERN PENNSYLVANIA

8.66 acres, wooded lot in Falls Township, Wyoming County, northeastern Pennsylvania, 500 yards from the Susquehanna River with 473 feet of frontage on State Road 2013 and with coldwater creek running through parcel. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

7.25 acres, wooded lot in Falls Township, Wyoming County, northeastern Pennsylvania, 500 yards from the Susquehanna River with 288 feet of frontage on State Road 2013. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

10.01 acres, wooded lot in Falls Township, Wyoming County, northeastern Pennsylvania, 500 yards from the Susquehanna River with 467 feet of frontage on State Road 2013. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

18.4 acres, wooded lot in Falls Township, Wyoming County, northeastern Pennsylvania, 500 yards from the Susquehanna River with 280 feet of frontage on Township Road 348 aka Ledge Hill Road. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

13.44 acres, wooded lot in Falls Township, Wyoming County, northeastern Pennsylvania, 500 yards from the Susquehanna River with 300 feet of frontage on Township Road 348 aka Ledge Hill Road. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

54.59 acres, mountaintop wooded lot in Falls Township, Wyoming County, northeastern Pennsylvania, 500 yards from the Susquehanna River with 221 feet of frontage on Township Road 348 aka Ledge Hill Road and with spectacular views of the Susquehanna River. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres. Comes also with a coldwater creek with multiple waterfalls. Great hunting.

123.77 acres of woodland in Falls Township, Wyoming County, northeastern Pennsylvania with 4,000 of state road frontage, farm field, native grass fields, orchards, food plots for deer, multiple Bass ponds, coldwater creek, and timberland with Eastern Black Walnut and Oak in Falls Township, Wyoming County, northeastern Pennsylvania ideal for development, hunting, recreation.

38.82 acres of prime River-bottom farmland, in Falls Township, Wyoming County, northeastern Pennsylvania, not in flood plain, leased annually to local farmer and also leased annually to hunters. Has some of the highest yields of any farmland in Wyoming County. Has small pond and access to state road. Ideal for farmland, a residential development, recreational land, a campground, nurseries, tree farms, commercial greenhouses, mobile home park, RV park with boat storage, vineyards, commercial cider orchard, horse stables, schools, group homes, nursing homes, contractors yards and many other uses.

31.228 acres of woodland with 1,250 of state road frontage in Falls Township, Wyoming County, northeastern Pennsylvania ideal for development, hunting, recreation. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres. Subdivision into smaller sizes is possible.

47.283 acres of prime RIVERFRONT, River-bottom farmland leased annually to a local farmer. Property is in Falls Township, Wyoming County, northeastern Pennsylvania. Ideal for farming, residential development, recreational land, a campground, nurseries, tree farm, commercial greenhouses, mobile home park, RV park with boat storage, vineyards, commercial cider orchard, horse stables, schools, group homes, nursing homes, contractors yards and many other uses. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres. Subdivision into smaller sizes is possible.

5.793 acres of woodland with 2,000 of Susquehanna RIVERFRONT in Falls Township, Wyoming County, northeastern Pennsylvania. The Property is located in a rural agricultural zoning area which permits a single-family home to be built on 1 acre and a two-family home to be built on 1.5 acres.

7.5 acre wooded lot containing 2 +/- acres of farmland leased annually to a local farmer. Lot has 250 feet of state road frontage. Property is in Falls Township, Wyoming County, northeastern Pennsylvania. Lot is perc tested.

9.783 acre lot with 2,250 of Susquehanna River view in Falls Township, Wyoming County, northeastern Pennsylvania.

17.76 acre parcel containing four commercial buildings with 19,900 sq. ft. of space, 1,375 of state road frontage, and 1,115 of railroad frontage in Falls Township, Wyoming County, northeastern Pennsylvania. Zoned for Farming, Storage Yards for Forest Products & Minerals, Winery/Vineyard, Ag Processing, Tree Farms, Contractor's Yard, Commercial Horse Stables, Public Recreational Facilities, Adult and Child Daycare, Bed & Breakfast, Nursing Home, Mobile Home Park, Campground, RV Park, Nurseries, Commercial Greenhouses, Veterinary & Equine Clinics & Other Uses. Property can be subdivided into multiple parcels for a mini-industrial park with rail access.

MESHOPPEN, WINDHAM, MEHOOPANY TOWNSHIPS, WYOMING COUNTY, NORTHEASTERN PENNSYLVANIA

1,406 acres with 1.83 miles of Susquehanna River frontage, 100 +/- acres of farmland, timber and large sand, gravel, shale and bluestone reserves, spanning three townships of Windham, Mehoopany and Meshoppen in northwest Wyoming County, northeastern Pennsylvania. No zoning exists in these townships. All wooded except for 100 acres of prime farmland with large reserves of sand, gravel, shale and bluestone. Ideal for a manufacturing industrial park, a gas-fired power plant, a gas-to-liquids processing plant, a petrochemical complex, and one or more energy intensive manufacturers. Unlimited potential uses for industrial, commercial, residential development.

256.453 acres with 1.83 miles on the River in Windham and Mehoopany Townships, northwest Wyoming County, northeastern Pennsylvania, plus a 40.29 acre island in the River. Located just north of the Property. Unlimited potential uses for industrial, commercial, residential development.

825.756 acres on three parcels just south of the 256.453 acre parcel, Windham and Mehoopany Townships, northwest Wyoming County, northeastern Pennsylvania. Includes a 705.84 acre parcel and a 119.92 acre parcel. Unlimited potential uses for industrial, commercial, residential development.

Gas and oil rights on 1,406 acres in northwest Wyoming County, northeastern Pennsylvania, in the sweet spot core of the Marcellus shale region near some of the highest producing wells in Pennsylvania. The 1,406 acres are located in three townships in northwest Wyoming County with 1.83 miles of Susquehanna River frontage, all wooded except for 100 acres of prime farmland with large reserves of sand, gravel, shale and bluestone. No zoning. Unlimited potential uses for industrial, commercial, residential development.

SLOCUM TOWNSHIP, LUZERNE COUNTY, NORTHEASTERN PENNSYLVANIA

Glacial lake on 146 acres in Slocum Township, Luzerne County, northeastern Pennsylvania, tax identification #L7 00A 005-000. Zoned agricultural, which permits one home on minimum three acres. For residential development.

BUTLER TOWNSHIP, LUZERNE COUNTY, NORTHEASTERN PENNSYLVANIA

Seven acres of subdivided residential home sites in Butler Township, Luzerne County, northeastern Pennsylvania, 10 minutes from intersection of Interstates 80 and 81. Wooded. Viewscapes. Very small, quiet subdivision.

HOW TO MAKE AN OFFER ON THE PROPERTY OR SCHEDULE A SITE VISIT, BY APPOINTMENT ONLY AS PROPERTY IS POSTED:

To receive more information on the Property or to schedule a site visit or make an offer to purchase, please contact:

Randy Skuba, phone: 570-436-4621

IMPORTANT PROPERTY INFORMATION,

TERMS, CONDITIONS AND DISCLAIMERS (REV. 12/5/14)

Negotiation and Purchase and Sale Agreement. Any sale of the property described herein (the Property) is subject to a mutually agreeable purchase and sale agreement drafted by Seller which shall not be legally binding upon Seller unless and until it is fully executed and accepted in writing by both Buyer and Seller (hereinafter sometimes referred to as the Parties). Until a fully executed purchase and sale agreement is exchanged, Seller is under no obligation to continue any negotiations with a prospective Buyer, and Seller reserves the right to discontinue all negotiations at any time up to the point an agreement is fully executed and exchanged. Buyer may do likewise at any time up to the point an agreement containing the original signatures of the Parties is exchanged. In such an event, Seller and Buyer shall bear its respective costs, including but not limited to due diligence and attorneys fees, incurred during the negotiation process and under no circumstances may Seller be held liable as a consequence of its termination of negotiations prior to the execution and exchange of a mutually acceptable purchase and sale agreement.

Transfer Tax. Buyer shall be responsible to pay all Pennsylvania real estate transfer taxes due at the time of closing.

Sales Price. The sales price for the Property shall be payable in United States dollars in certified bank funds or via a wire transfer before or at the closing of any transaction and no other currencies or virtual currencies will be accepted. The Seller shall not accept any portion of the Sales Price in the form of seller financing.

Property Taken As Is. Except as may be specifically provided to the contrary in any purchase and sale agreement signed by Buyer and Seller, the Property is being sold by Seller in an "as is" condition with all faults and Seller makes no representations or warranties with respect to the condition of the Property or for its actual or potential usage by the Buyer or for any particular purpose.

Use At Your Own Risk. The material provided within this posting includes maps, third-party links, specifications, details, photographs, etc. of the Property (hereinafter collectively referred to as the Information). The Information provided by Seller for the Property is for informational purposes only. All the Information is provided in good faith. Before you act on any Information, you should independently confirm any facts that are important to your decision-making. SHOULD YOU RELY ON ANY INFORMATION PROVIDED HEREIN, YOU EXPRESSLY AGREE THAT YOU DO SO SOLELY AT YOUR OWN RISK. YOU UNDERSTAND THAT YOU ARE SOLELY RESPONSIBLE FOR ANY DAMAGE OR LOSS YOU MAY INCUR THAT RESULTS FROM YOUR USE OF OR RELIANCE UPON ANY OF THE INFORMATION PROVIDED OR ACCESSED FROM ANY OF THE INFORMATION PROVIDED HEREIN.

Limitation of Liability. The Information is presented "AS IS" without warranty of any kind, either expressed or implied, including, but not limited to, the implied warranties of merchantability, fitness for a particular purpose, or non-infringement. IN NO EVENT SHALL LH PROPERTIES, INC. AND THE COMPANIES AND TRUSTS THEY MANAGE OR OWN, INCLUDING THEIR OFFICERS, DIRECTORS, EMPLOYEES, CONSULTANTS AND AGENTS (COLLECTIVELY HEREINAFTER THE INDEMNIFIED PARTIES) BE LIABLE TO ANY ACTUAL AND/OR POTENTIAL BUYER WHO HAS REVIEWED THE CONTENTS OF THE INFORMATION FOR ANY INDIRECT, EXEMPLARY, PUNITIVE, SPECIAL, INCIDENTAL, OR CONSEQUENTIAL DAMAGES (INCLUDING WITHOUT LIMITATION, DAMAGES FOR LOSS OF BUSINESS PROFITS, LOSS OF BUSINESS, INTERRUPTION OF BUSINESS, LOSS OF GOODWILL OR BUSINESS REPUTATION, OTHER INTANGIBLE LOSS, INACCURACIES, ERRORS, OR OMISSIONS IN THE INFORMATION PROVIDED, OR FOR ANY CONSEQUENCE AS A RESULT OF RELIANCE BY ANY ACTUAL AND/OR POTENTIAL BUYER WHO HAS REVIEWED THIS INFORMATION ON THE COMPLETENESS OR ACCURACY OF INFORMATION, LOSS OF USE OF DATA, LOSS OF DATA, COMPUTER VIRUSES, COMPUTER CORRUPTION, DELETION OR CORRUPTION OF CONTENT OR DATA MAINTAINED OR TRANSMITTED. The Indemnified Parties shall not be liable for any damages whatsoever arising from Buyers use of the Information on the Property, and Buyer shall indemnify the Indemnified Parties and hold each of them harmless from and against any and all costs, damages, or losses by any of them (including, without limitation, reasonable attorneys fees) as a result of a claim by any person other than Buyer arising from Buyers use, dissemination, sharing or application of the Information. Some jurisdictions do not allow the exclusion of liability for certain damages. As a result, some of the exclusions above may not apply to you.

Links. Some of the Information provided herein may allow you access to links of third party sites that LH Properties, Inc. and the companies that it manages or owns does not own or operate and which will allow you to leave this site to connect to the third party sites. LH Properties, Inc. and the companies that it manages or owns bears no responsibility for any of the content of such third party sites and shall not be liable for any damages or injury arising from that content or your use, reliance on, or access to such third party sites. Any such links to third party sites are provided merely as a convenience to the users of this Information and the availability of access to such links does not imply endorsement by LH Properties, Inc. and the companies that it manages or owns of such third party sites or any content contained therein. LH Properties, Inc. and the companies that it manages or owns disclaims all liability with regard to your access to such linked web sites and access to any other Internet web sites linked to this Information is at your own risk. You should consult the terms of use and privacy policy of any other Internet web site. This disclaimer of liability also applies to any damages or injury, including but not limited to those caused by any failure of performance, error, omission, interruption, deletion, defect, delay in operation or transmission, computer virus, communication line failure, theft or destruction or unauthorized access to, alteration of, or use of record, whether for breach of contract, tortious behavior, or negligence or under any other theory or cause of action.

Maps And Directions Disclaimer. The maps Information provided by LH Properties, Inc. has been obtained from sources believed reliable, including, but not limited to outside third party consultants retained by LH Properties, Inc. and the companies that it manages or owns, as well as Google Maps, USGS Mapping, and publicly available mapping. While LH Properties, Inc. does not doubt the accuracy of the maps, LH Properties, Inc. and the companies that it manages or owns has not independently verified the information and makes no guarantees, warranties, or representations about the accuracy or completeness of the maps. It is your responsibility to independently confirm the accuracy and completeness of any map including any scale for dimensions on any map. You assume all risk of use. LH Properties, Inc. and the companies that it manages or owns does not assume any responsibility for loss, damage, or delay caused by your use of and/or reliance upon LH Properties, Inc. and the companies that it manages or owns Information.

Updates and Effective Date. LH Properties, Inc. and the companies that it manages or owns reserve the right to make changes to its Information from time to time for any reason. Such changes, modifications, additions or deletions shall be effective immediately upon posting, unless otherwise indicated. It has no duty or obligation to inform prior visitors that changes have been made, regardless of the scope and importance of the changes. We encourage you to periodically check back and review this Information to be aware of any changes. Your continued use of the Information after such changes are posted will be deemed to constitute your agreement to, acknowledgement of, and acceptance of such changes.

Dispute Resolution/Arbitration Policy. In the event of any dispute that arises out of your use of this website or the Information contained herein, such dispute will be settled by arbitration in accordance with the rules for commercial arbitration of the American Arbitration Association in effect at the time such arbitration is initiated. Seller and [potential] Buyer shall appoint an individual as arbitrator and the two so appointed shall then appoint a third arbitrator. If either such party refuses or neglects to appoint an arbitrator within thirty (30) business days, the other party may appoint the second arbitrator. If the two arbitrators do not agree on the third arbitrator within thirty (30) business days of their appointment, each of the arbitrators shall nominate three individuals. Each arbitrator shall then decline two of the nominations presented by the other arbitrator. The third arbitrator shall then be chosen from the remaining two nominations by drawing lots. The arbitration hearing shall be held in a place chosen by the Seller in the Sellers sole and absolute discretion.

The arbitrators shall follow judicial formalities or the rules of evidence required by governing law. The law of Pennsylvania shall govern this arbitration to the fullest extent permitted by law, and all proceedings conducted by the arbitrators shall be held in Wyoming or Luzerne counties of Pennsylvania in the Sellers sole and absolute discretion.

The decision rendered by a majority of the arbitrators shall be final and binding on all parties involved in the arbitration. Such decision shall be a condition precedent to any right of legal action arising out of the arbitrated dispute which either party may have against the other. Judgment upon the award rendered may be entered in any court having jurisdiction thereof. Each party involved in the arbitration shall pay its own costs and attorneys fees, the fee and expenses of its own arbitrator, and one-half of the fee and expenses of the third arbitrator. All other expenses of the arbitration shall be equally divided between the said parties. Any action filed in order to enforce this Agreement, including an arbitration award will be filed solely in the courts located in Wyoming or Luzerne counties of Pennsylvania in the Sellers sole and absolute discretion.

The parties to any such arbitration agree, and the appointed arbitrators shall agree, as part of acceptance of nomination, to keep confidential and not disclose to persons not connected with the arbitration the details of the arbitration proceeding and all information received by them as may be required by process of law.

Responses to Contacts/Inquiries. LH Properties Inc. will make reasonable efforts to respond to all contacts, inquiries and requests for additional information from potential buyers who have reviewed the Information on the Property, however under no circumstance may Seller be held accountable for any inability or failure to do so. If after repeated attempts you are unable to make contact with LH Properties Inc. via e-mail or telephone, you are directed to send a written request to the physical street address provided herein below.

Note: Financial and other buyer prequalification may be required as well as a signed confidentiality agreement before certain property information may be released. Any listed for sale prices for the Property are subject to change at any time prior to the execution and exchange of a mutually acceptable purchase and sale agreement.

LH Properties, Inc.

C/o Thomas R. Daniels

Lenahan & Dempsey, P.C.

34 East Tioga Street

Tunkhannock, PA 18657

Broker Protection Available.