Priced at $184,900—which breaks down to an appealing $2,370.51 per acre—this 78-acre recreational retreat on Gay Hollow Road (Lot 2) in Spencer, New York (ZIP 14883, Tioga County) presents a compelling turn-key land acquisition in New York’s Southern Tier and Finger Lakes region. Listed on April 28, 2026, the parcel features a secluded 1981 two-bedroom single-wide manufactured home, a spring-fed swimmable pond stocked with bass and panfish, a wood-fired dockside sauna, two natural stream corridors, and full on-site utility connections including electric, a private water well, and a septic system.
Situated along a private driveway off Gay Hollow Road, the property’s sprawling hillside topography is broken by a series of natural benches that create ideal wildlife travel corridors across a timber canopy of maple, aspen, and pine. Located minutes from the towns of Spencer and Candor and within easy commuting distance of Ithaca, Owego, and Finger Lakes attractions, this parcel offers immediate usability as a hunting camp, multi-generational getaway, or short-term rental retreat.
Core Property Specifications & Technical Baseline
Evaluating Tioga County public records (Parcel ID: 49348907000000020020000000), regional MLS disclosures, and GIS mapping establishes the baseline technical profile for this Spencer acreage.
| Property Parameter | Listing Disclosures & County Public Data Baseline |
| Street Address | Gay Hollow Rd Lot 2, Spencer, NY 14883 |
| County / Region | Tioga County / Southern Tier & Finger Lakes Region |
| Parcel Identification (APN) | 49348907000000020020000000 (493489-070.000-0002-002.000) |
| Current Asking Price | $184,900 (Listed April 28, 2026) |
| Total Deeded Footprint | 78.00 Acres (3,397,680 Square Feet) |
| Price Per Acre | $2,370.51 per acre |
| Price Per Square Foot | $0.0544 per sq. ft. |
| Tax Assessed Valuation | $83,400 (Full Market Value Baseline) |
| Zoning / Land Use | Rural Residential / Vacant Land with Mobile Home (Town of Spencer) |
| Primary Structure | 1981 Single-Wide Manufactured Home (2 Bed / 1 Bath / Kitchen / Deck) |
| Water Features | Spring-Fed Stocked Pond (Bass & Panfish), Dock, 2 Natural Streams |
| Additional Amenities | Dockside Wood-Fired Sauna, Storage Shed, Covered Porch, Deck |
| Utilities Status | Fully Serviced (Grid Electricity, Drilled Well, Septic Tank) |
| Topography Profile | Sprawling Hillside, Rolling to Gentle Slopes, Natural Contoured Benches |
| Timber Canopy | Hardwood Canopy (Maple, Aspen) with Softwood Pockets (Red & White Pine) |
| Access & Driveway | Private Dirt/Gravel Driveway off Gay Hollow Road |
| Annual Property Taxes | $3,011.00 per year ($250.92 per month; 2025/2026 Baseline) |
| HOA / Association Fees | None ($0.00 / month) |
Valuation & Pricing Analysis
A central highlight of Lot 2 on Gay Hollow Road is its competitive price-per-acre basis within the regional New York land market.
- Substantial Discount to County Median: Land listings across Tioga County average $5,899 per acre. At $2,370.51 per acre, this 78-acre property sits at a 59.8% discount compared to the countywide median land price per acre.
- Built-In Infrastructure Advantage: Raw land in the Southern Tier usually requires an additional $25,000–$45,000 investment to install electric meter drops, drill a deep water well, and engineer a septic system. Having all three utility infrastructure components active and connected—alongside an established driveway, pond, and cabin shell—delivers significant up-front capital savings.
- Tax Assessed Value Ratio: The listing price of $184,900 compares to a county tax assessed value of $83,400. This reflects the typical gap between historical Municipal Equalization Rates and current market value for improved recreational land in the Finger Lakes region.
- Low Carrying Overhead: Annual property taxes equal $3,011.00 per year ($250.92 per month) with $0 HOA dues, creating a manageable carrying cost for land banking or seasonal recreational use.
Topography, Timber Profile, & Wildlife Ecosystem
1. Sprawling Hillside with Contoured Benches
The 78 acres stretch across a broad, sprawling hillside. Rather than a single steep incline, the slope is broken by a series of natural horizontal benches and shelves. These shelves create natural travel funnels for game, simplify ATV/UTV trail creation, and offer multiple potential elevated building sites with scenic valley views.
2. Spring-Fed Pond & Dual Stream Corridors
- Stocked Recreational Pond: Tucked in a clearing below the residence sits a clean, spring-fed pond equipped with a floating dock and stocked with bass and panfish.
- Dockside Wood-Fired Sauna: Positioned directly off the pond dock is a private wood-fired sauna, creating a unique wellness asset for winter or post-hunting relaxation.
- Live Stream Habitats: Two natural mountain streams cut through the hillside timber toward the valley, providing year-round water sources for local wildlife.
3. Canopy Composition & Hunting Utility
- Hardwood Canopy: Dominated by mature Sugar Maple and Aspen, offering timber value potential and autumn foliage.
- Softwood Thermal Cover: Interspersed pockets of Red Pine and White Pine provide vital winter bedding cover for wildlife.
- Big-Game & Upland Habitat: Consistent whitetail deer sign, wild turkey flocks, and black bear traverse the property’s contoured ridges.
Technical Audit: Basecamp Structure & Utility Mechanics
1. 1981 Single-Wide Manufactured Residence
The property features a secluded 1981 single-wide manufactured home positioned in a hilltop clearing above the pond.
- Interior Layout: Features a functional 2-bedroom, 1-bathroom floor plan with an open kitchen and living space combo.
- Outdoor Living Space: Outfitted with a large exterior wooden deck and a covered porch looking down over the pond.
- Functional Role: Serves as an immediate, weather-tight basecamp while planning long-term custom home construction, or as an ongoing seasonal hunting cabin.
2. Utility Infrastructure
- Electrical Connection: Standard grid electric service connected directly to the home and site.
- Water System: Private drilled water well supplying running water to the cabin.
- Sanitation System: On-site private septic tank and leach field system handling wastewater.
Unbundled Valuation & Asset Allocation Breakdown
To evaluate the $184,900 purchase price, the property’s total market value can be unbundled across raw land, water assets, structural improvements, and connected utilities.
| Asset Component | Estimated Value Allocation | Calculation Basis & Regional Context |
| Raw Wooded Hillside Acreage (78 AC) | $117,000 | Valued at $1,500/AC baseline for wooded hillside timberland in Tioga County |
| Spring-Fed Pond, Dock, & Wood Sauna | $22,500 | Replacement value for pond excavation, fish stocking, dock, & sauna structure |
| Connected Utility Drops (Power, Well, Septic) | $21,400 | Installed value of active grid electric meter, drilled well, & septic tank |
| 1981 Cabin Structure, Deck, & Porch | $18,000 | Functional basecamp value of 2-bed trailer, large deck, & covered porch |
| Dual Streams & Contoured Trail Network | $6,000 | Valuation uplift for 2 live streams & natural hillside bench corridors |
| TOTAL ESTIMATED ASSET VALUE | $184,900 | Matches current asking purchase price ($2,370.51 / acre basis) |
Projected Capital Expenditure (CapEx) & Site Improvement Budget
To modernize the cabin or convert the site into an extended year-round retreat, prospective buyers should account for the following estimated development expenditures:
| Improvement Component | Low-End Estimate (DIY) | High-End Estimate (Contractor) | Technical Scope & System Details |
| Cabin Interior Cosmetic Modernization | $4,500 | $12,500 | Flooring updates, interior paint, fixture upgrades, & insulation |
| Driveway Regrading & Heavy Gravel | $2,500 | $6,500 | Grade private drive off Gay Hollow Rd & apply crushed stone base |
| ATV Trail Clearing & Food Plot Work | $1,500 | $4,500 | Clear brush along natural benches for hunting trails & food plots |
| Pond Aeration & Fountain System | $1,200 | $3,500 | Install solar/electric bottom aerator to maintain fish habitat health |
| Off-Grid Backup Generator Hookup | $1,000 | $3,000 | Install transfer switch & generator for emergency power reliability |
| TOTAL PROJECTED CAPEX | $10,700 | $30,000 | Estimated budget for full site optimization |
Regional Comparative Market Analysis (CMA)
Comparing Lot 2 on Gay Hollow Road against active and recently sold acreage listings in Spencer and surrounding Tioga County communities illustrates its market positioning:
| Property Location & Details | Acreage | List Price | Price / Acre | Key Features & Infrastructure Status |
| Gay Hollow Rd Lot 2, Spencer (Subject) | 78.00 AC | $184,900 | $2,370.51 | Pond; Sauna; Cabin; Well; Septic; Electric; 2 streams |
| Gridleyville Rd, Spencer, NY | 77.12 AC | $144,000 | $1,867.22 | Raw wooded land; Unimproved; No cabin or utilities |
| 330 Tallow Hill Rd, Spencer, NY | 78.00 AC | $189,000 | $2,423.08 | Wooded hillside; Raw land; Electric at road |
| Halsey Valley Rd, Spencer, NY | 40.44 AC | $84,995 | $2,101.76 | Wooded recreational tract; Unimproved |
| Tioga County Land Median Benchmark | ~40–80 AC | — | $5,899.00 | Regional median benchmark for land listings |
Market Positioning Takeaways
- Infrastructural Value Leader: While raw 78-acre tracts in Spencer sell between $144,000 and $189,000 without utilities, this listing provides active power, well water, septic, a pond, a sauna, and a living trailer at essentially the same price point.
- Deep Discount to Regional Median: Priced significantly below the Tioga County median land price of $5,899 per acre.
Strategic Advantages vs. Critical Risk Factors
Strategic Advantages (Pros)
- Attractive $2,371/Acre Price Point: 78 acres offered well below Tioga County median land values ($5,899/AC).
- Turn-Key Basecamp Setup: Includes a 2-bedroom manufactured home, large deck, dock, and wood-fired sauna.
- Active Utility Connections: Grid electric, private drilled well, and septic system already in place.
- Private Water Features: Spring-fed stocked fish pond plus two live stream corridors.
- Proximity to Finger Lakes Hubs: Short drive to Ithaca, Owego, Watkins Glen State Park, and Finger Lakes wine trails.
- Zero HOA Restrictions: Free from restrictive covenants or monthly association dues.
Critical Risk Factors (Cons)
- Age of Manufactured Structure: The 1981 single-wide trailer requires ongoing maintenance or future replacement.
- Seasonal Driveway Maintenance: Private dirt/gravel driveway off Gay Hollow Road requires snow plowing and gravel maintenance during winter.
- Sloping Topography: Steep hillside sections require careful trail planning for vehicle access.
Target Buyer Compatibility Matrix
| Buyer Profile | Profile Goals & Objectives | Strategic Fit |
| Whitetail & Big-Game Hunters | Hunters seeking 78 acres with stream corridors, natural bench funnels, and an on-site cabin. | Ideal Fit |
| Short-Term Rental / Airbnb Operators | Investors seeking a Finger Lakes regional getaway with a pond, sauna, and cabin experience. | Strong Fit |
| Off-Grid & Homestead Builders | Buyers looking for acreage with power, well, and septic already installed to build a custom home. | Strong Fit |
| Turnkey Suburban Homebuyers | Buyers requiring a newly built primary residence on a paved suburban street. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Inspect Septic & Drilled Well: Conduct a dye test on the septic tank and test well water flow rate and bacterial safety.
- Audit Manufactured Home Condition: Inspect the subfloor, roof envelope, heating system, and plumbing lines of the 1981 single-wide trailer.
- Verify Driveway Ingress Easement: Confirm legal ingress/egress rights and right-of-way maintenance responsibilities for the private drive off Gay Hollow Road.
- Commission Boundary Survey: Hire a licensed New York land surveyor to verify corner markers along the irregular 78-acre boundary.
- Review Town of Spencer Land Use Guidelines: Check local zoning requirements regarding short-term rentals, additional accessory structures, or building permits.
Gay Hollow Road Lot 2 in Spencer, NY, delivers an outdoor recreational retreat in New York’s Southern Tier. Offered at $184,900 ($2,370.51/acre) for 78 acres, its standout value lies in its active utility connections (electric, well, septic), spring-fed stocked pond with wood-fired sauna, secluded two-bedroom cabin basecamp, and natural hillside travel corridors. For buyers seeking a hunting camp, short-term rental property, or future homesite near Ithaca and the Finger Lakes, this parcel offers significant physical land assets and immediate usability at an accessible entry price.
Listed on Zillow