In a national real estate market where finding turnkey acreage in major wine and resort corridors for under $200,000 has become exceptionally rare, encountering nearly 30 private acres with established structures commands immediate focus. Listed at $179,000, the property known as “Finger Lakes Retreat at Oak Ridge” at 9447 Irwin Row Lot 19, Hammondsport, NY 14840 represents a high-utility opportunity for hunters, outdoor enthusiasts, and short-term rental investors.
Offering an 840-square-foot 2009-built cabin set across four tax parcels totaling 29.26 acres in Steuben County, this property combines private natural assets with close proximity to Keuka Lake. From its $1/4$-acre stocked fishing pond to its direct border with Urbana State Forest, it delivers a turnkey recreational setup.
However, when evaluating a recreational property that relies on seasonal septic setups and lacks a drilled well, prospective buyers must analyze the access logistics, water supply costs, and transaction terms. Let us dive deep into the property specifications, evaluate the critical pros and cons, break down the pricing metrics, and provide a definitive analysis of this property.
Property Specifications at a Glance
Before examining the lifestyle and structural nuances, let us review the core data provided in the listing:
| Metric / Feature | Property Details |
| Listing Price | $179,000 |
| Location | 9447 Irwin Row Lot 19, Hammondsport, NY 14840 (Steuben County) |
| Total Lot Size | 29.26 Acres (Across 4 Tax Parcels; Borders Urbana State Forest) |
| Livable Footprint | 840 Sq. Ft. (Open-Concept Cabin with Vaulted Ceilings & Sleeping Loft) |
| Bedrooms / Bathrooms | 1 Bedroom + Sleeping Loft / Outhouse & Seasonal Septic System |
| Year Built | 2009 (Pillar/Post/Pier Foundation with Metal Roof) |
| Water / Sewer Utilities | No Drilled Well (Water Not Available); Seasonal Septic & Outhouse |
| HVAC & Power System | Propane Heat & Lighting; Electric Panel with Generator Hookup |
| Outbuildings | 20′ x 16′ Detached Garage & 24′ x 20′ Pole Barn |
| Waterfront Features | 1/4-Acre Stocked Pond (Bass & Bluegill) & On-Site Stream/Creek |
| Annual Property Taxes | $3,060 (Based on a $179,700 Tax Assessment) |
| Status Note | Pending Sale (Went under contract following 7/22/26 delayed negotiations) |
The Pros: Why This Hammondsport Acreage is a High-Value Catch
For buyers seeking turnkey recreational utility, private water assets, and standing outbuilding storage, this Finger Lakes parcel delivers significant highlights.
1. Exceptional Location and Public Land Adjacency
The primary geographic anchor of this property rests in its border lines and proximity to regional attractions:
- Direct Urbana State Forest Border: Featuring roughly 250 feet of frontage on Hare Road, the parcel directly borders Urbana State Forest. This seamlessly expands your effective backyard into nearly 2,700 acres of protected public land dedicated to hiking the Finger Lakes Trail, primitive camping, and hunting.
- Keuka Lake & Hammondsport Corridor: Located just minutes from the Village of Hammondsport and Keuka Lake, the property offers easy access to award-winning wineries, breweries, restaurants, and marinas, creating high appeal for a seasonal vacation home or Airbnb investment.
2. Turnkey Inclusions and Standing Outbuilding Utility
Developing raw land from scratch requires significant capital investments, but this property bypasses initial site setup expenses:
- Fully Furnished Conveyance: Nearly everything conveys with the sale including interior furniture, kitchen appliances, a paddle boat for the pond, and a outdoor grill allowing immediate use on closing day.
- 4-Parcel Assembly & Outbuildings: The 29.26 acres are divided across four distinct tax parcels, providing future flexibility. Additionally, the property includes a 20′ x 16′ detached garage and a 24′ x 20′ pole barn, offering dry storage for ATVs, tractors, boats, and hunting equipment.
3. High-Grade Natural Assets and Merchantable Timber
- Stocked Fishing Pond: The 1/4-acre stocked pond provides immediate fishing for bass and bluegill.
- Merchantable Red Oak Timber: The acreage is heavily populated with mature red oak, providing immediate merchantable timber value while generating acorns that support local whitetail deer populations. The property carries a strong hunting history with multiple trophy bucks exceeding 140 inches.
The Cons: The Realities of Seasonal Off-Grid Infrastructure
An objective real estate analysis requires moving past the scenic pond and timber value to evaluate the utility limitations and seasonal constraints of this listing.
1. Lack of a Drilled Water Well
The most pressing operational consideration for this property centers on its water supply:
- No Permanent Water Source: The listing explicitly notes that there is currently no drilled well or permanent water supply. Water for sinks, cleaning, or seasonal use must be hauled in manually or brought in via storage tanks. Drilling a deep water well in Steuben County generally costs between $6,000 and $12,000 depending on depth and underlying rock formations.
2. Seasonal Waste Management
- Seasonal Septic & Outhouse Setup: The cabin is serviced by a seasonal-use septic system supplemented by an outdoor outhouse. While functional for weekend hunting trips and summer getaways, converting the cabin into a year-round primary residence will require installing a heated, year-round water supply and upgrading the waste lines to prevent winter freeze-ups.
3. Financing Restrictions
- Cash or Conventional Specialty Loans Required: Standard mortgage lenders (such as FHA or VA) generally will not issue conventional residential loans on properties lacking a permanent, code-compliant drilled water well and year-round central heat.
Price Analysis and Market Valuation
Evaluating the underlying financial metrics behind this $179,000 asking price highlights a strong market alignment:
- Price Per Square Foot & Per Acre Breakdown: At $179,000 for 840 square feet, the cabin calculates to $213 per square foot. However, applying per-square-foot metrics to large acreage listings can be misleading because the vast majority of the asset’s value resides in the land and outbuildings. At $179,000 for 29.26 acres, the land trades at roughly $6,118 per acre a rate that includes the 2009 cabin, 2-car outbuilding assembly, private pond, and merchantable red oak timber.
- Tax Assessment Alignment: The property’s official tax assessment sits at $179,700, placing the $179,000 asking price directly at its public valuation baseline. Annual property taxes sit at $3,060, establishing a manageable carrying cost for 29+ acres in the Finger Lakes region.
+-------------------------------------------------------------------------+
| MARKET TRANSACTION TIMELINE |
+--------------------------+---------------+------------------------------+
| Date Event | Price | Status / Details |
+--------------------------+---------------+------------------------------+
| July 8, 2026 Listed | $179,000 | NYSAMLSs #R1696962 |
| July 22, 2026 Offer Date | $179,000 | Delayed Negotiations Deadline|
| July 22, 2026 Status | PENDING SALE | Under Contract in 14 Days |
+--------------------------+---------------+------------------------------+
Final Verdict: Should You Pursue Backup Offers?
The definitive answer is: Yes, this is an exceptional recreational property, and submitting a backup cash offer is a smart move if you want a Finger Lakes land asset.
Who should WALK AWAY:
If you are looking for a year-round primary home with central heating, municipal water, and low-down-payment FHA financing, pass on this property. The cost to drill a well and winterize the plumbing will add significant expenses to your initial budget.
Who should BUY THIS (or place a backup offer):
If you are an outdoor enthusiast, hunter, or short-term rental investor seeking a private retreat bordering state forest land near Keuka Lake, this property represents a turn-key option. The four tax parcels, merchantable timber, stocked pond, and conveyable furnishings establish a solid value foundation.
Suggested Backup Negotiation Strategy:
Because the property entered Pending Sale status on July 22, 2026, following its scheduled delayed negotiations deadline, primary contract negotiations are complete. Interested buyers should contact the listing agent to place a formal cash backup offer at or slightly above the $179,000 list price. Buyers who place pending offers on seasonal land assets occasionally cancel during their attorney review or title search upon realizing the cost of well installation. Placing an un-contingent cash backup offer ensures you step into the primary buyer position if the current transaction falls through.
Listed on Zillow