If you're ready to trade chaos for calm, and congestion for community, this is your place. North Collins is still undiscovered enough to be affordable, but close enough to benefit from regional growth! This 13.66-acre parcel in North Collins is packed with opportunity. Out back, you've got roughly 1000 feet zoned R-A ~Residence Agricultural. That opens the door to a two-family home, homestead, livestock, crops, even your own plant nursery. Or imagine a private picnic grove~ a perfect venue for community events and celebrations. Upfront is where it gets interesting! The first 250 feet deep along the road is zoned R-C ~ that's Residence-Restricted Business. Think small office, creative studio, charming bed-and-breakfast... or a wellness practice with countryside appeal. You literally could work and live on the same parcel of land! With flexible zoning, wide-open space, and room to dream~ 11906 Gowanda State Road isn't just land. It's a launchpad for your next big adventure. This is RAW Land, mostly wooded with a few clear areas seen in the photos. Electric is available at the road. Private Well and Septic are required. There is No driveway in place. North Collins School District. Build in the Country but still be only 20 Mins to Hamburg Village or Angola Beach. 33 Mins to Fredonia or Kissing Bridge! 40 Mins to Downtown Buffalo or Buffalo Airport! Commuting is easy via Route 62 or the nearby I-90 corridor! Property is currently staked, and a list of full uses is available. All OGMs transfer.  Showings by Appointment Only... without an appointment you will be trespassing.