This is not only a single-family ranch listing. It is a rare multi-parcel compound opportunity! 80K invested in recent updates. Set at the end of a quiet, scenic road, this 2.21-acre property includes an updated ranch, a 2-cargarage with a semi-finished second floor in- law possibility, and a separate buildable lot with a breathtaking river Waterview, an exceptional opportunity for a family compound, expansion, or income. The main home, 16 Curboy, offers sweeping views, a wraparound deck, mature plantings, and lovely interior spaces. The custom main bedroom is exceptional with its coffered ceiling, rich wood accents, custom cabinetry, a window seat with storage, a fireplace, and French doors to the deck. The living and dining rooms offer warmth and togetherness. The kitchen includes stainless-steel appliances, and the bath is nicely updated. The adjacent garage provides two bays, storage, and a semi-finished upper level that can be extended to the main house or used independently as a studio, guest suite, or rental. The second parcel, 18 Curboy, offers a buildable lot with a water view of the Quinebaug River, along with fishing, paddling, canoeing, and trails. Buyers can build a home for a family member, create a true compound, or sell the lot separately. This property is in one of Sturbridge’s most desirable locations and is exceptionally private. The land has been lovingly cared for over20 years: rich soil, fruit trees, perennial gardens, maple syrup, chickens- perfect for a small farm, self-sufficiency, multigenerational living, and a peaceful retreat. See detailed seller’s notes