Tug Hill Twin Ponds, New York
Property Types: Cabin, Timber Land

$130,000 / 268 Acres / Sold
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North Pond
South Pond
West Cabin
West Cabin
West Cabin Interior
West Cabin Interior
West Cabin Interior
West Cabin Interior
West Cabin Interior
West Cabin Interior
West Cabin Interior
West Cabin Loft
East Cabin
East Cabin
East Cabin Screened Porch
East Cabin Screened Porch
East Cabin Interior
East Cabin Interior
East Cabin Interior
East Cabin Shed
Sawtimber Cherry and Pole Maple
Woods Trail
Large Yellow Birch
Sawtimber Cherry and Pole Birch
Pine Creek
Beech and Red Maple
Birch and Sugar Maple
Sawtimber Birch
ATV Trail
Cherry and Hemlock
Cherry and Birch
Hemlock and Spruce
Red Maple
Mixed Species Woods
Hemlock and Spruce
Woods Trail
Hemlock, Spruce and Birch
Yellow Birch
Pine Creek
Hemlock and Birch
Marsh Edge
Birch and Sugar Maple
Pole Hardwoods
Pine Creek
Red Maple and Birch
Marsh Meadow
Deer Trail
Bear Tracks
Bear Paw Print
Tamarack Swamp
North Pond
North Pond
North Pond
South Pond
South Pond Beaver Lodge
Tamarack Swamp
Boundary Markers
Corner Survey Pin
Pine Creek
Log Landing-Food Plot
Log Landing-Food Plot
East Cabin Driveway Gate
West Cabin Driveway Gate
New Scriba Drive
New Scriba Drive


Property Summary

Total Acres: 
LandLeader #: 
Closest Town/Locale: 
Oswego County
Property Type: 
Cabin, Timber Land
Mineral Rights: 
all rights transfer

Activities & Amenities

ATV/Off Road
Food Plots
Hunting - Big Game
Hunting - Predator/Varmint
Hunting - Small Game
Hunting - Turkey
Hunting - Upland Birds
Mineral Rights
Skiing/Snowmobiling/Snow Sports

Land Details

Total Acres: 
private forest
Estimated Taxes: 
Source of Lot Size: 
Assessor/Tax Data
School District: 
Sandy Creek
Has HOA: 

Building Details

Year Built: 
Type of Home(s): 
seasonal cabins
Full Bathrooms: 
Outbuilding Types: 
storage shed 10x12

Property Description

NYS Recreational Forest Land with 2 seasonal cabins, ponds and stream under Forest Management Plan 480-a For Sale:  The current owner purchased this parcel ~ 2 years ago for both hunting and timber investment.  Enrollment in the NYS Section 480-a of the Forest Tax Law seemed to be a good idea, providing the owners with a management plan to help achieve their investment goals, as well as provide a generous reduction in their assessment, resulting in lower taxes.  Their distance from the property however, made it difficult for them to utilize the property as intended, so they decided to put it back on the market.

Two cabins were built on the property by the previous owners, mainly for hunting purposes.  Neither cabin has a water source or septic, however the western cabin has an out-house and the eastern has a ‘Sun-Mar Excel’ Non-Electric composting toilet.  Both cabins have shower stalls in need of some backwoods creativity before becoming fully functional.  The western cabin is ~400 square feet, has a gable, steel covered roof, painted T-111 siding, is insulated and wired for a generator.  The owner is not sure if the appliances are functional.  The eastern cabin is ~300 square feet, has a screened in porch and storage shed, a gambrel, asphalt shingle covered roof, painted T-111 siding and is insulated.  Neither cabin has a source of heat or hot water. 

Most of the mature timber was harvested approximately 20 years ago and the majority of the remaining trees are in the small pole to small sawtimber size class.  The predominant sawtimber species found on the property include: sugar and red maple, black cherry, yellow birch, white ash, beech, basswood, red spruce and hemlock.

The management plan does not call for any forestry work to be completed during the next 15 years.  A copy of the 480-a Forest Management Plan and Treatment Schedule is available upon request. 

Based on the abundance of food resources, water, cover, and physical evidence, whitetail deer, black bear, snowshoe rabbit, ruffed grouse, turkey, fisher, bobcats, coyotes and a mixed bag of waterfowl either live on or frequent the property.  The headwaters of Pine Creek, a protected trout stream, originate in Tamarack Swamp in the northwest corner of the property and flow in a southeasterly direction, passing through several beaver ponds along the way.  The Creek changes direction and heads northeast, passing just behind the eastern cabin, to eventually join the North Branch of the Salmon River, which empties into the Salmon River Reservoir near Redfield.  The Salmon River, famous for its spawning Salmon runs, eventually empties into Lake Ontario. 

Seasonal access to the property from the east is via Castor Drive from CR 17 or from the west via New Scriba Drive from the Vorea Road.  Castor Drive is paved halfway to the property and the graveled portion is in much better condition than that of New Scriba Drive. 

Public electric utilities and cable phone services are not available on the property however there is cellular reception at the western cabin.  The nearest utility pole is ~1.4 miles east of the property on Castor Drive.  The 2,500+ acre Stave Mill State Forest is adjacent and just south of New Scriba Drive. 

The Tug Hill region is renowned for its bountiful snowfall. The region's topography and location in relation to Lake Ontario creates ideal conditions for lake-effect snow averaging more than 200 inches (16.7 ft) per winter.  Skidways created during the last timber harvest make excellent x-country skiing, snow-shoeing, hunting, hiking and ATV trails.  Both Castor and New Scriba Drives become public snowmobile S51 during the winter and ATV trails are nearby. 

Too much land?  The owners will consider offers for either parcel, East or West, split exactly in half along the old boundary line between the two.  The buyer will be responsible for any survey and 480-a plan revision costs.  Asking price: $130,000 for either parcel. 

This would be a great property for a family or group that hope to enjoy a variety of Northern New York outdoor activities.  With a bit of time and energy this property could be very productive for hunting as game sign is abundant and the options for stand and blind placement are numerous.  This site is central to numerous great destinations including; The Salmon River Reservoir, Lake Ontario, Oneida Lake, The St. Lawrence River/Thousand Islands and the Adirondacks.  Syracuse is about 1 hour south and Watertown roughly 35 minutes north.  Don’t miss this great opportunity to own an exceptional piece of Tug Hill wilderness at a reasonable price.  You’ll likely realize both immediate recreational benefits as well as long term management dividends!

Listed By: 

(315) 376-4433
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Brokerage info: 

Timberland Realty

1890 E. Main Street
Falconer, NY 14733
United States
(716) 962-9935