Phoenix Farm Store and Packinghouse For Sale - Belchertown, MA

The Land

Property owner

Farmer or farm family


401 Mill Valley Road Belchertown, MA 01007

Total number of acres available with this property


Acres of cropland or tillable land


Acres of pasture


Acres of forested land


Other open and/or non-farmable land

There is 1/4 acre of wetland on the front corner of the property near the road, and appx. 1 3/4 acre of buildings, warehouse, loading dock, parking, etc.

Farm Information

Water sources present


Types of water sources present

  • Drilled well

Water sources details

There is a 400 foot deep well with 18GPM yield, rated for 1000 Gallons per day, drilled in 1981. well pump replaced in 2022.

Barns, sheds or other structures


Farm infrastructure details

There is appx. 27,094 sqft of warehouse space, comprised of two warehouse buildings appx. 13,500sqft each, connected by a breezeway with a loadind dock equipped with two functional electric dock levelers. The front warehouse contains two functional cold storage chambers, 1500sqft each, with 23 foot high ceilings. They are lined with washable paneling. There are men's and women's bathrooms, as well as three office rooms connected, and a fourth office room by itself.

The rear warehouse is comprised of three separate sections - one is an open floor area that was formerly used for processing apples into cider. There is one insulated cold storage chamber, 1000 sqft, 18foot high ceiling, non-functional. There is one standalone insulated chamber off the loading dock, 1000sqft. The remaining section is comprised of a hallway, with two former "controlled-atmosphere" cold storage chambers, one is 1500sqft and one is 3000sqft, 23 foot ceilings.
There is also a 1320 sqft storefront building in front of the warehouses facing Mill Valley Rd, which gets appx. 10,000 cars/day of average traffic. The storefront includes 1000sqft of retail floor, a 10'x12' walk-in cooler, and 380sqft of kitchen space with a triple sink, and a hood/ansul system installed with propane utility ready to hook up appliances. There is a 20sqft office and a 20sqft bathroom in this building as well. The store was newly renovated in 2019 and has a minisplit for temp control.

The facility features 800Amp, three-phase power. The property is under B2 general business zoning.

Farmer housing

None available

Farmer housing details

There is no housing on this site.

Equipment and machinery


Equipment and machinery details

There is a propane forklift on-site, previously used to stack bins/pallets in the cold storage chambers. There is also a rack-and-cloth style hydraulic cider press with all needed accessories for cidermaking.

The farm store has Marc Refrigeration 95" Self Contained Produce Display Case.

Is the property enrolled in a current use or other state program that affects property taxes?


Is the property protected with any type of Conservation Easement?


Is there a forest management plan for forestland on the available property?


If the property is contracted to be sold through a real estate agent, please provide name of agent and/or agency and the MLS #


Tenure Arrangement

Tenure arrangement

  • Property for sale

Property for sale

I am asking $1,200,000 for this property, fair market value.

Sale price


Additional Information

This property is under ownership in tandem with Phoenix Fruit Farm (also for sale, See Posting Here).  Although the properties do not have to sell together, they are a good match, as there is not much infrastructure on the Farm property. This property has a retail storefront on a busy road, as well as a packinghouse and loading dock for logistics.



Date posted

September 14, 2023


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