Locating large contiguous land parcels in Upstate New York priced under $150,000 has become increasingly difficult in recent years. When a listing offers nearly 86 acres, existing utility connections, and a standing residential building for $139,900, it immediately warrants a closer look from buyers seeking privacy, recreational space, or homesteading potential.
Situated at 22 Macadam Rd in Chazy, Clinton County, NY (ZIP 12921), this 85.8-acre property occupies a secluded location at the end of a dead-end road. The parcel features diverse wetland terrain, stream frontage, native vegetation, and direct proximity to New York State land located across the road. The existing 864-square-foot ranch/camp structure, built in 1980, is connected to electricity, a drilled well, a septic system, and propane utilities.
However, three distinct factors shape this property’s market narrative:
- The land is currently zoned Commercial, requiring a formal zoning change through the Town of Chazy to transition to Residential status.
- The internal layout currently lacks a formal bedroom and full shower, consisting of a living room, kitchen, and half bathroom.
- The seller has included a written incentive at the current asking price to frame out a dedicated bedroom and install a full shower.
This article provides an objective real estate analysis of 22 Macadam Rd. It examines the financial breakdown, land characteristics, zoning considerations, utility infrastructure, hypothetical development comparisons, buyer profiles, and essential due diligence steps for prospective purchasers.
Property Specifications and Overview
Reviewing the official public records, municipal disclosures, and listing parameters establishes the baseline specs for evaluating this parcel.
- Property Address: 22 Macadam Rd, Chazy, New York 12921
- County / Region: Clinton County / North Country (Adirondack Coast Region near Lake Champlain)
- Asking Price: $139,900
- Total Land Area: 85.8 Acres (3,737,448 square feet)
- Building Living Area: 864 square feet
- Current Room Count: 0 Bedrooms, 1 Bathroom (0.5 Bath / Half Bath)
- Architectural Style: Camp / Ranch (Single-Story Frame)
- Year Built: 1980
- Foundation: Concrete Slab
- Roofing: Metal
- Exterior Siding: Vinyl Siding
- Window Specifications: Double Pane Windows with Wood Frames
- Price Per Acre: $1,630.54 per acre
- Price Per Square Foot (Building): $161.92 per sq. ft.
- Current Zoning: Commercial (Town of Chazy)
- Zoning Transition Status: Sellers report verbal confirmation from the Town regarding residential re-zoning eligibility.
- Seller Incentive: Seller offers to construct a bedroom and install a shower at the $139,900 asking price.
- Utility Infrastructure: Drilled Well, Septic Tank, Circuit Breaker Electric Panel, Connected Propane
- Heating System: Electric Baseboard, Propane Space Heating
- Appliances Included: Gas Range, Refrigerator, Microwave, Electric Water Heater
- Land Features: Dead-End Road Location, Borders/Across from NY State Land, Wetlands, Native Plants, Stream/Creek Frontage
- Tax Assessed Value: $45,000
- Annual Property Taxes: $2,120 per year
- Parcel Number: 93.13.21
- Listing Terms: Cash, Conventional Financing
- Date Placed on Market: June 8, 2026
The Numbers and Price Analysis
Analyzing a hybrid property containing 85.8 acres, connected utilities, and an 864-square-foot camp structure requires breaking down the price into core valuation metrics.
Per Acre and Per Square Foot Metrics
Evaluating the $139,900 asking price across land mass and building area yields the following mathematical baseline:
- Price Per Acre: $139,900 ÷ 85.8 acres = $1,630.54 per acre
- Price Per Square Foot (Building): $139,900 ÷ 864 sq. ft. = $161.92 per sq. ft.
- Land Footprint Price (Per Sq. Ft.): $139,900 ÷ 3,737,448 sq. ft. = $0.0374 per sq. ft. (less than 4 cents per square foot)
In Clinton County, NY, raw acreage lacking power, water, and septic connections often trades between $1,200 and $2,200 per acre depending on timber value, road frontage, and wetland density. At $1,630 per acre, 22 Macadam Rd sits within a competitive price band, especially considering that electricity, a drilled well, and a septic system are already installed on-site.
The building’s metric of $161.92 per square foot appears standard for rural Upstate New York residential space. However, because the price includes the entire 85.8-acre land mass, applying the full $139,900 to either the building alone or the land alone understates the combined asset package.
Tax Assessment vs. Market Price Analysis
Public tax records reveal a tax-assessed value of $45,000, with annual property taxes reported at $2,120.
- Difference Between Asking Price and Assessed Value: $139,900 – $45,000 = $94,900
- Assessment Ratio: The $45,000 assessment represents roughly 32.17% of the asking price.
- Effective Tax Rate on Assessed Value: $2,120 ÷ $45,000 = 4.71%
- Effective Tax Rate on Asking Price: $2,120 ÷ $139,900 = 1.52%
In rural Upstate New York towns, municipal tax assessments on unimproved land or commercial-zoned parcels frequently lag behind current market listing prices. The $45,000 assessment reflects historical commercial land classifications.
Buyers should anticipate that if the property is formally re-zoned to Residential and the seller completes the bedroom and shower build-out, the Town of Chazy Assessor may reassess the parcel at a higher valuation, which could adjust future annual property taxes upward.
Ongoing Holding Costs
The current annual tax liability of $2,120 creates an affordable carrying cost structure:
- Monthly Tax Carrying Cost: $2,120 ÷ 12 months = $176.67 per month
With no Homeowners Association (HOA) fees or municipal water/sewer bills, an owner can hold this 85.8-acre tract for under $180 per month in property taxes. This makes the property viable for long-term land banking, seasonal hunting, or a phased residential development plan.
Financing Dynamics: Cash vs. Conventional
The listing indicates acceptance of both Cash and Conventional financing terms. However, buyers seeking conventional mortgage financing should be aware of potential underwriting hurdles:
- Commercial Zoning Classification: Most residential mortgage lenders guidelines will not originate standard residential mortgages on properties zoned Commercial, regardless of structure type.
- 0-Bedroom / Half-Bath Layout: Residential appraisal guidelines require at least one formal bedroom and a full functional bathroom (sink, toilet, tub/shower) for standard single-family classification.
To secure a conventional residential loan, a buyer may need to make the purchase contract contingent upon the seller completing the bedroom/shower build-out AND the Town of Chazy formally approving the commercial-to-residential re-zoning prior to closing. Alternatively, buyers can utilize commercial land loans or cash reserves.
Land and Acreage Analysis
The 85.8-acre footprint forms the primary physical asset of 22 Macadam Rd. Understanding how the terrain lays, how water interacts with the parcel, and how the surrounding location functions is critical for prospective buyers.
Dead-End Road Privacy and Location
The property sits at the terminus of Macadam Road, a dead-end street featuring a mix of asphalt and dirt surfacing.
- Traffic Minimization: A dead-end location eliminates pass-through vehicular traffic, enhancing privacy, peace, and security.
- Seclusion: The set-back location creates a private sanctuary suited for wildlife observation, seasonal camping, or quiet rural living.
Proximity to New York State Land
A key feature noted in the listing is that the property borders and sits across the road from New York State Land.
In Upstate New York, owning land directly adjacent to state-owned forest or conservation parcels offers several distinct benefits:
- Expanded Recreational Radius: State lands provide access for hunting, hiking, snowshoeing, and nature observation without requiring additional land purchases.
- Guaranteed Privacy Buffer: State-owned land will not be developed into commercial shopping centers or dense residential subdivisions, protecting the surrounding natural view shed.
- Wildlife Movement: State forest lands act as permanent wildlife reservoirs, ensuring a continuous population of white-tailed deer, wild turkey, waterfowl, and small game moving across adjacent private parcels.
Wetlands, Streams, and Native Flora
The listing highlights that the 85.8 acres consist predominantly of wetlands, native plants, trees, and stream/creek water features.
While wetlands provide ecological benefits, they also impose physical development limits that buyers must understand:
- Ecological and Recreational Assets: Wetland ecosystems support diverse fauna, including waterfowl, migratory birds, deer, beaver, and amphibians. The presence of a creek/stream and open water views adds scenic appeal and natural drainage channels. Dense wetland timber and native brush create a natural barrier, preventing close encroachment from neighboring properties.
- Physical and Regulatory Considerations: Wetlands feature high water tables and saturated soils that cannot support heavy concrete foundations or traditional septic drain fields without specialized engineering. In New York State, wetlands are regulated by the Department of Environmental Conservation (NYS DEC) and the U.S. Army Corps of Engineers (USACE). Regulatory buffers restrict clearing, filling, grading, or constructing near wetland boundaries.
- Usable High Ground: The primary building, well, septic, and parking areas occupy an established elevated pad near the road frontage. The remaining 80+ acres serve primarily as recreational, hunting, and conservation land rather than tillable agricultural soil or buildable residential lots.
Home and Infrastructure Analysis
The built structure on 22 Macadam Rd provides an immediate physical base, avoiding the need to start construction from bare ground.
Building Dimensions and Architectural Parameters
Constructed in 1980, the single-story camp/ranch building sits on a concrete slab foundation, featuring vinyl exterior siding, wood-framed double-pane windows, and a metal roof.
The interior layout breaks down into the following room dimensions:
- Living Room / Main Living Space: 26.5 feet by 23.0 feet (609.5 square feet)
- Kitchen Area: 13.0 feet by 8.0 feet (104.0 square feet)
- Half Bathroom (0.5 Bath): 5.0 feet by 5.0 feet (25.0 square feet)
- Total Finished Interior Living Area: 864.0 square feet
The 609.5-square-foot living room accounts for over 70% of the interior footprint. This open-concept space provides flexible square footage that can easily accommodate interior wall framing for one or two formal bedrooms while retaining a comfortable central living area.
The Seller Build-Out Offer
The listing details include a specific seller incentive: At the current asking price ($139,900), the sellers are willing to build out a bedroom and install a shower.
This offer directly addresses the property’s primary structural limitations. Converting the 0.5 bath into a full bathroom and framing a dedicated bedroom adds clear functional value:
- Residential Classification: Adding a bedroom and shower turns an accessory commercial/recreational building into a functional single-family residential dwelling.
- Financing Eligibility: A complete bedroom and full bath fulfill standard appraisal criteria, making conventional mortgage financing significantly easier to secure.
- Turnkey Convenience: Having the seller handle framing, plumbing extensions, and interior finishing eliminates the need for the buyer to source local contractors post-closing.
Buyers should ensure that any purchase offer includes a detailed, written “Scope of Work” addendum specifying bedroom wall dimensions, door placement, closet framing, shower unit specifications, plumbing fixture quality, and completion timelines prior to closing.
Utility Infrastructure & Mechanical Systems
Developing utilities on raw rural land in Upstate New York can be expensive and time-consuming. 22 Macadam Rd includes an established infrastructure package:
- Electrical Service: Connected circuit breaker panel supplying power to the building.
- Water Supply: Drilled private water well connected with an electric water heater.
- Wastewater Disposal: Private septic tank system connected to the bathroom and kitchen drains.
- Fuel & Heating: Connected propane system paired with electric baseboard heating and propane space heating units.
- Included Appliances: Gas range, refrigerator, microwave, and electric water heater.
Having functional electric, water, septic, and propane systems already connected on-site provides a major advantage over unimproved acreage.
Zoning Analysis: Commercial Classification and Residential Re-Zoning
Navigating municipal zoning is a crucial component of due diligence for 22 Macadam Rd.
Understanding Current Commercial Zoning
The property is currently zoned Commercial by the Town of Chazy. Commercial zoning dictates how land can be legally utilized, taxed, and developed:
- Permissible Commercial Uses: May allow small business offices, storage facilities, light commercial workshops, or eco-tourism retreats depending on Chazy town ordinances.
- Residential Restrictions: Occupying a commercial-zoned structure as a primary single-family residence without a variance or zoning map amendment can lead to municipal code violations or denial of residential occupancy permits.
- Financing Complications: Residential mortgage lenders will generally decline loans on commercially zoned single-family parcels unless a formal zoning change is executed.
The Re-Zoning Transition Process
The listing notes that the sellers have spoken with the Town of Chazy and were informed that the property can be switched from Commercial to Residential zoning.
While verbal feedback from town officials is encouraging, prospective buyers must recognize that verbal assurances do not constitute formal legal re-zoning. In New York State, changing a property’s zoning classification requires a formal municipal process:
- Submission of Application: The property owner submits a formal petition for a Zoning Map Amendment or Variance to the Town of Chazy Planning Board / Town Board.
- Environmental Review: Completion of a State Environmental Quality Review Act (SEQRA) short form to confirm the residential change will not adversely affect local wetlands or traffic.
- Public Hearing: The Town Board holds a public hearing allowing neighboring property owners to review and comment on the proposed zoning change.
- Board Vote: The Town Board formally votes to approve or deny the zoning reclassification.
Strategic Buyer Approach to Zoning
To manage zoning risk, a buyer intending to use the property residentially should include a specific contract contingency stating that the purchase offer is contingent upon the Town of Chazy formally approving the re-zoning of Parcel ID 93.13.21 from Commercial to Residential (or issuing a formal Use Variance / Certificate of Occupancy for single-family residential use) prior to closing. This structure protects the buyer’s earnest money deposit if municipal approval encounters unexpected delays or denial.
Comparative Value Analysis: Raw Land vs. 22 Macadam Rd
To evaluate whether the $139,900 asking price provides compelling value, it is helpful to compare purchasing 22 Macadam Rd against the cost of buying an equivalent raw, unimproved 85-acre parcel in Clinton County and installing infrastructure from scratch.
Hypothetical Raw Land Buildout Comparison
Consider a hypothetical buyer who purchases 85.8 acres of unimproved raw wetland/forest land in Clinton County lacking utilities, driveways, or structures:
- Raw Land Purchase Price (85.8 acres @ $1,200/acre): $102,960
- Drilling a Private Water Well (casing, pump, pressure tank, electrical hookup): $9,500
- Installing a Private Septic System (raised mound or conventional tank/drain field): $12,500
- Bringing Electrical Power to Site (transformer drop, pole, circuit panel): $6,000
- Connecting Propane & Heating Systems: $3,500
- Constructing an 864 Sq. Ft. Cabin Shell (slab foundation, vinyl siding, metal roof, double pane windows): $85,000
- Kitchen & Appliance Package: $5,000
- Estimated Total Raw Land Buildout Cost:$224,460
Subject Property Scenario (22 Macadam Rd)
- Listed Asking Price:$139,900
- Included Assets: 85.8 Acres + Connected Drilled Well + Connected Septic Tank + Connected Power & Propane + 864 Sq. Ft. Building (Metal Roof, Slab, Siding) + Seller Offer to Build Bedroom/Shower + Bordering State Land + Dead-End Road Location
- Implied Savings: Approximately $84,560 below hypothetical replacement cost
This comparative analysis demonstrates the cost efficiency of the listing. Purchasing 22 Macadam Rd at $139,900 allows a buyer to acquire an 85.8-acre parcel with functional utilities at a significant discount compared to developing raw land independently.
Why This Property May Stand Out
Highlighting the primary strengths of this listing illustrates why it represents a notable opportunity in the Clinton County market:
- Low Entry Price for Large Acreage: Offered at $139,900 for 85.8 acres ($1,630/acre), providing an accessible entry threshold for large land ownership.
- Existing Utility Connections: Connected drilled well, septic tank, electric service, and propane eliminate significant upfront infrastructure costs.
- Bordering New York State Land: Directly across from state forest land, expanding accessible recreational territory and preserving natural privacy.
- Dead-End Road Privacy: Positioned at the end of Macadam Road, eliminating pass-through traffic.
- Valuable Seller Incentive: Seller offer to frame a bedroom and install a shower at asking price directly resolves the building’s main layout limitation.
- Durable Building Envelope: 1980 build featuring a concrete slab foundation, vinyl siding, double-pane windows, and a metal roof.
- Ecological & Wildlife Value: Stream frontage, wetlands, and native plant communities attract deer, waterfowl, and local wildlife.
- Low Annual Holding Costs: Annual taxes of $2,120 ($176.67/month) make long-term land banking affordable.
Potential Drawbacks and Risk Factors
An objective real estate evaluation must analyze potential limitations so prospective buyers can prepare adequately.
- High Wetland Proportion: Saturated soils limit buildable high ground, constraining future large-scale residential construction or agricultural tilling.
- Commercial Zoning Hurdle: Requires navigating the Town of Chazy re-zoning process to secure formal single-family residential status.
- 0-Bedroom / Half-Bath Starting Point: Current interior layout requires construction work (either by the seller or buyer) to become a standard home.
- Potential Tax Reassessment: Re-zoning to residential and adding living amenities may prompt the town assessor to increase the $45,000 tax assessment.
- Dead-End Road Winter Maintenance: As a dead-end road with mixed asphalt/dirt surfacing, buyers must verify municipal snowplowing schedules during North Country winters.
Target Buyer Profiles: Who Is This Property Best For?
Matching property features with buyer goals clarifies who will derive the highest value from 22 Macadam Rd.
Ideal Buyer Candidates
- Recreational Hunters & Outdoorsmen: The combination of 85.8 acres of wetland cover, stream water, native brush, deer habitat, and direct adjacency to NY State Land creates an ideal hunting setup. The 864 sq. ft. building serves as a comfortable, heated hunting camp equipped with full utilities.
- Homesteaders & Retreat Seekers: Buyers seeking a secluded, low-overhead retreat to live privately, establish solar arrays, build out gardens on high ground, and enjoy nature on a dead-end road.
- Small Business / Commercial Operators: Buyers who actually prefer the existing Commercial zoning to run a small workshop, storage base, contractor yard, or eco-tourism camp without needing a re-zoning variance.
- Value-Add Investors: Buyers who recognize the value of securing 85+ acres with utilities under $140,000, taking advantage of the seller build-out offer, completing the residential re-zoning, and holding or reselling a fully residential package at a higher market value.
Who Should Consider Looking Elsewhere?
- Turnkey Residential Buyers: Anyone seeking a move-in-ready home requiring zero construction or administrative zoning work.
- Commercial Crop Farmers: Buyers requiring dry, tillable agricultural soil for large-scale crop production.
- Risk-Averse Buyers: Anyone unwilling to manage municipal zoning application steps or contract build-out oversight.
Regional Living Context: Chazy, NY and Clinton County
Understanding the surrounding regional environment helps buyers contextualize day-to-day life at 22 Macadam Rd.
Geography and Infrastructure
Chazy is a historic town located in northeastern Clinton County, NY. It is positioned along the I-87 corridor (Adirondack Northway), providing straightforward regional travel north toward Canada and south toward Plattsburgh:
- Proximity to Plattsburgh, NY: Located approximately 14 to 18 miles south, Plattsburgh provides comprehensive urban amenities, including regional hospitals (CVPH Medical Center), SUNY Plattsburgh university, commercial shopping centers, restaurants, and international airport facilities.
- Proximity to Lake Champlain: Chazy borders Lake Champlain to the east, offering nearby public boat launches, bass fishing, sailing, and water recreation.
- Proximity to the Canadian Border: Situated roughly 8 to 10 miles south of the U.S.-Canada border (Rouses Point / Champlain border crossings), providing easy access to Montreal, Quebec.
Climate and Seasonal Realities
North Country winters bring cold temperatures and heavy snowfall. Having a metal roof to shed snow, double-pane windows, connected propane heating, and electric baseboards provides essential climate control. Buyers should ensure they maintain a reliable 4WD vehicle for navigating dead-end roads during winter snowstorms.
What Buyers Should Verify Before Purchasing (Due Diligence Checklist)
Executing thorough pre-offer due diligence protects buyers from unexpected expenses. Prospective buyers should complete the following technical verification steps:
- Town of Chazy Zoning Audit: Meet directly with the Town of Chazy Zoning Administrator to review parcel 93.13.21, confirm exact re-zoning procedures, verify application fees, and determine timelines for transitioning from Commercial to Residential zoning.
- Written Seller Build-Out Contract: If utilizing the seller offer to build a bedroom and install a shower, draft a precise written Scope of Work addendum attached to the purchase contract specifying framing plans, plumbing fixtures, materials, insulation, electrical outlets, and pre-closing inspection sign-offs.
- Wetland Delineation Review: Review NYS DEC and USACE wetland maps to identify exact wetland boundaries, high ground building envelopes, and environmental setback zones.
- Septic System Inspection: Hire a licensed septic contractor to pump, inspect, and load-test the septic tank and absorption drain field to verify operational capacity.
- Water Quality & Well Flow Test: Conduct a laboratory water quality test (checking for bacteria, heavy metals, and mineral content) and measure the drilled well’s flow rate (gallons per minute).
- Boundary Survey Order: Commission a licensed New York land surveyor to locate property corners, mark boundary lines across the 85.8 acres, and confirm exact road frontage boundaries relative to state land.
- Title Search & Easement Review: Have a title attorney confirm clear, unencumbered title, checking for utility easements, commercial deed restrictions, or historic rights-of-way along Macadam Road.
- Town Assessor Conference: Consult with the Town of Chazy Assessor to estimate potential property tax adjustments following a successful commercial-to-residential re-zoning.
Final Verdict
22 Macadam Rd in Chazy, NY, represents a compelling real estate opportunity in the Upstate New York land market. Offered at $139,900 for 85.8 acres ($1,630 per acre) with an 864-square-foot building and established utilities (well, septic, power, propane), its primary strength lies in its exceptional value proposition compared to developing raw land.
The property’s strongest advantages include its dead-end road location, direct adjacency to New York State land, full utility infrastructure, and the seller offer to construct a bedroom and shower at the asking price. The low $2,120 annual property tax bill keeps holding costs minimal ($176.67/month).
The main trade-offs stem from its physical and administrative realities: the land consists largely of wetlands, and the buyer must navigate the Town of Chazy zoning approval process to transition the property from Commercial to Residential status.
For hunters, homesteaders, off-grid retreat seekers, small business operators, or value-add land investors seeking an affordable 85+ acre parcel with existing utilities in Clinton County under $150,000, 22 Macadam Rd is well worth an on-site physical walk-through and thorough due diligence review.
Listed on Zillow