Rare opportunity to acquire a substantial land holding in the heart of Pelham's rolling countryside. Featuring an impressive 1,035 feet of frontage along Effingham Road, this unique property (2 different lots, each with their own PIN), offers the perfect blend of agricultural utility and total natural seclusion. The front acreage features level, workable ground currently cultivated for cash crops, complete with a rustic storage barn-presenting an ideal building envelope for your dream country estate. Directly adjoining to the rear is an incredible ~30-acre natural oasis filled with mature forest canopy and wildlife, offering an irreplaceable park-like sanctuary right in your backyard. Zoned Agricultural (A1), the land permits a primary single-family residence, agricultural uses, and potential options for detached secondary farm accommodations / ARUs. Excellent long-term potential for farm consolidation, boundary adjustments, or an exclusive private retreat minutes from Fonthill, Niagara wineries, and world-class golf. The back lot sits right next to a golf course. Buyer to complete all due diligence with the Town of Pelham and NPCA regarding permits, development potential, and conservation overlays. Seller is open to a Vender Take-back Mortgage (VTB)