1840 Buckland Farmhouse, 2492 Sqft on 1.8 Acres — $120,000

Forty-eight dollars a square foot. That is the number that stops you with this one. For $120,000 you get a four-bedroom, two-bath farmhouse built in 1840, sitting on 1.8 acres in the hills of Upper Buckland, Massachusetts. The math is hard to ignore.

The house is 2,492 square feet, which is a lot of space for the price, and a lot of space to reckon with depending on what shape it is in. The agent copy uses words like "rustic" and "restore," which means the place needs work. How much work is the question the listing does not answer. There are no interior photos described, no mention of systems, no note about the roof or the heat or the windows. You would need to go in with a contractor and find out what you are actually buying.

What you know for certain: the bones go back to 1840, the lot is 1.8 acres, and the setting is Upper Buckland, which sits in the hill towns of western Massachusetts. Shelburne Falls is nearby, a small village with an actual downtown. Berkshire East Mountain Resort is close, and the Deerfield River runs through the area, which matters if you kayak or fish.

The farmhouse itself, if the exterior is any indication, has the proportions and age that make a restoration project worth considering. Four bedrooms and two baths across nearly 2,500 square feet gives you room to work with. Whether you are thinking about a full renovation or a weekend place you chip away at over time, the scale of the thing is in your favor.

The risk is real. A property at this price in a 184-year-old structure is priced to reflect uncertainty. You go in knowing that. The payoff, if the structure is sound, is a lot of house on a lot of land in a part of Massachusetts that people pay significantly more to be in.