Securing 191 continuous acres of pristine North Country wilderness with stream features, town road frontage, electrical availability, and direct contact with protected conservation lands for $133,700 is a rare land opportunity in Upstate New York. Located at 14112 Hermitage Rd, Harrisville, NY 13648 in the Town of Diana (Lewis County), this listing offers a prime setup for whitetail deer and black bear hunters, off-grid or grid-tied cabin builders, snowmobilers, and long-term land conservation investors.
Priced at an extraordinary $700 per acre baseline, the property sits well below typical regional land valuations. The seller provides flexible terms, offering to cover survey and subdivision costs for custom acreage portions, or sell the entire 249-acre parcel complete with a renovated 2-bedroom rustic cabin upon acceptable offer.
Below is an expert breakdown covering property specifications, core value drivers, risk factors, financial metrics, and a final purchase verdict.
Property Specifications at a Glance
| Property Parameter | Specification Details | Strategic Land & Equity Takeaway |
| Asking Purchase Price | $133,700 ($700 / Acre baseline) | ~65% below New York State rural land price baselines |
| Total Available Acreage | 191.00 Deeded Acres (Flexible subdivision) | Flexible purchasing options; seller pays survey costs |
| Location & Municipality | 14112 Hermitage Rd, Harrisville, NY 13648 | Situated in the Town of Diana, Lewis County |
| Expanded Estate Option | 249.70 Total Acres + Renovated Cabin | Entire parcel with 2 Bed / 1 Bath renovated cabin negotiable |
| Road Frontage & Access | ~275 Feet on Year-Round Town Road | Direct town road access; no seasonal dirt road hurdles |
| Surrounding Conservation | Bordered on 3 Sides by The Nature Conservancy | Guaranteed permanent privacy buffer with zero development |
| Water Assets & Habitat | Meandering Stream, Beaver Ponds & Wetlands | Outstanding wildlife habitat; attracts trophy deer & bear |
| Utility Availability | Grid Electricity Available at Road | Eliminates thousands in off-grid solar extension costs |
| Tax Assessment Baseline | Tax Assessed Value: $140,100 | Purchase price is $6,400 below official tax valuation |
| Proximity to Water/Trails | Walking Distance to Lake Bonaparte | Immediate access to boating, fishing & Tug Hill snowmobile trails |
Key Investment Value Drivers: Why This 191-Acre Tract Stands Out
1. The Nature Conservancy Boundary Multiplier
The single greatest long-term asset of this parcel is that it is bordered on three sides by lands protected by The Nature Conservancy.
- Permanent Privacy Buffer: Because the surrounding land is permanently protected against residential or commercial development, you gain the functional privacy, wildlife corridors, and quiet solitude of a multi-thousand-acre preserve without paying property taxes on the neighboring ground.
- Unmatched Wildlife Security: Protected conservation land acts as a safe haven for game, feeding mature whitetail deer, black bear, and wild turkey directly onto your private acreage.
2. Flexible Acreage Terms & Seller-Paid Survey
- Custom Acreage Allocations: Offered at $700 per acre, buyers can select the exact acreage footprint that matches their budget and vision.
- Seller Pays Subdivision Costs: The seller has committed to completing the official land survey and legal subdivision at their sole expense, removing a major administrative and financial hurdle for the buyer.
3. Established Infrastructure & Turnkey Recreation
- Year-Round Town Road Access: Featuring ~275 feet of frontage on a year-round maintained town road, accessing the property during harsh North Country winters is straightforward.
- Grid Electricity at Road: Grid power runs along Hermitage Road, allowing for easy hookups for a future home, RV pad, or hunting cabin.
- Hunting Setup Ready: Includes established ladder stands positioned along natural game travel funnels.
4. Proximity to Lake Bonaparte & Tug Hill Snowmobile Networks
- Lake Bonaparte Access: Located within walking distance of Lake Bonaparte, famous for high-caliber bass, northern pike, and lake trout fishing, alongside swimming and boating.
- Tug Hill / Adirondack Trail Connections: Positioned near extensive regional snowmobile and ATV trail networks, providing multi-season recreational utility.
Critical Limitations & Development Liabilities to Consider
A disciplined real estate analysis requires evaluating the physical terrain, soil conditions, and site prep demands before placing an offer.
1. Wetland & Water Coverage
- Wetland Topography: The presence of a meandering stream, beaver ponds, and natural wetlands creates world-class wildlife habitat, but it restricts where permanent residential structures can be built. Building pads must be carefully positioned on the elevated, well-drained acreage along the road frontage.
2. Septic & Well Drops Needed (For 191-Acre Unimproved Option)
- Site Preparation Capital: If purchasing the 191-acre unimproved option, the buyer must budget capital for a private drilled well and an engineered septic system ($15,000–$25,000 total) if constructing a permanent residence or cabin.
Comprehensive Financial & Valuation Analysis
At $133,700 ($700 per acre), analyzing this listing requires comparing the purchase price against regional land baselines in Lewis County and Upstate New York.
Regional Land Price Comparison Matrix
| Market / Property Location | Average Price Per Acre | Equivalent Price for 191 Acres |
| 14112 Hermitage Rd (Subject Property) | $700 / Acre | $133,700 (Actual List Price) |
| Lewis County Rural Land Baseline | $1,800 – $2,400 / Acre | $343,800 – $458,400 |
| Adirondack Fringe Recreational Acreage | $2,200 – $3,000 / Acre | $420,200 – $573,000 |
| New York State Unimproved Acreage Average | $2,500 / Acre Baseline | $477,500 Baseline Target |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
| Principal & Interest | $685 / Month | Based on $133,700 price with 20% down ($26,740) @ 6.75% rate |
| Property Taxes | ~$124 – $289 / Month | Based on Lewis County / Town of Diana tax rate assessments |
| Hazard & Land Insurance | $28 / Month | Estimated vacant land & liability policy |
| Total Estimated Fixed Carrying Cost | ~$837 – $1,002 / Month | Excludes variable site development & utility hookup fees |
Valuation Takeaway:
Valuing the 191 acres conservatively at the local rural land average of $2,000 per acre assigns $382,000 in raw land value. Purchasing this parcel at $133,700 ($700/acre) allows an investor or outdoorsman to capture over $248,000 in instant land equity relative to surrounding market standards.
Regional Location & Proximity
Situated off Route 3 in the Town of Diana, Lewis County, the property balances quiet North Country wilderness with access to local commercial hubs.
| Destination / Landmark | Distance / Drive Time | Location Utility & Strategic Value |
| Lake Bonaparte | < 1 Mile (Walking Distance) | Public boat launch, fishing, swimming & resort dining |
| Harrisville, NY | ~8 Minutes | Local groceries, general stores, fuel & K-12 public schools |
| Natural Bridge, NY | ~10 Minutes | Route 3 highway connection & local commerce |
| Fort Drum Military Installation | ~25 Minutes | Major regional employer & population driver |
| Watertown, NY | ~35 Minutes | Regional hospital, airport, big-box retail & shopping malls |
| Syracuse, NY | ~1.5 Hours | Major international airport, university & corporate hubs |
Pros vs. Cons Analysis
The Pros (Why You Should Buy)
- Unbeatable Equity Ratio ($700/Acre): Securing 191 continuous acres for $133,700 is one of the most aggressive per-acre deals in New York State.
- Bordered on 3 Sides by Conservation Land: Surrounding Nature Conservancy land guarantees permanent privacy.
- Seller Pays Survey & Subdivision: Allows custom acreage purchases with zero survey expense to the buyer.
- Grid Power at Road & Year-Round Access: Fronts a town-maintained road with electric service ready.
- Walking Distance to Lake Bonaparte: Instant access to premier North Country fishing and boating.
The Cons (Key Considerations)
- Wetland Coverage: Portion of acreage contains beaver ponds and streams, concentrating buildable ground near the elevated road frontage.
- Septic/Well Required: Unimproved acreage requires private well and septic drops for residential living.
Final Investment Verdict & Strategy
The Verdict: HIGHLY RECOMMENDED — An elite, top-tier purchase for hunters, land conservationists, outdoor enthusiasts, or investors seeking large North Country acreage under $150,000.
14112 Hermitage Rd offers an extraordinary balance of spatial scale, ecological beauty, and financial value. The combination of $700/acre pricing, Nature Conservancy borders, year-round road access, electric availability, and proximity to Lake Bonaparte makes this a high-margin land asset.
Suggested Negotiation & Purchase Strategy:
- Option A (Raw Land Target): Enter an offer between $120,000 and $128,000 for the 191 acres, utilizing the seller-funded survey clause to carve out the best elevated building sites.
- Option B (Entire 249-Acre + Cabin Package): Enquire on the full 249-acre estate including the renovated 2-bedroom cabin (featuring new drilled well, septic, electrical, kitchen, and bath upgrades). Submitting an offer between $210,000 and $240,000 for the complete 249-acre turnkey compound provides immediate move-in utility.
Listed on Zillow