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For sale

$159,900

161 acres

L161 Avery RoadStratford, NY 13470

Land and lots · MLS 12049808 · Listed 1 days ago (Oct 31, 2026)

8.7 mi straight line to Royal Mountain Ski Area (local ski area) · Ski access details

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For sale: On the market and available to show.

About this land

Check this out!! Large acreage is hard to find! 161 Acres- 2 adjoining lots, bordering State land! Seclusion can be yours here!! Avery road becomes a seasonal road that leads to the off the grid cottage on site. Yes there's Room to add more cottages, make your own trails. The land was logged years ago, leaving plenty of open space for farming, more cottages, your own 4x4 trails or make the land what ever you want! Access Snowmobile trails nearby. Get away from it all here! Get back to nature! Town of Stratford, Short drive to Caroga Lake, Dolgeville and points West! Would be a great base camp for hunters, hikers, off the grid enthusiasts! Call for more info!

Description provided by the listing brokerage.

Ski access and nearby skiing

Why this listing is on Where2Ski: Measured distance to a ski area. It sits within 25 straight-line miles of an operating ski area's mapped entrance or base.

Nearby ski areas with straight-line distance
Ski areaTypeStraight-line distanceMeasured to
Royal Mountain Ski AreaNY · homes near itLocal ski area8.7 miBase areaBase area (mapped point)
Lapland Lake Cross Country Ski CenterNY · homes near itNordic center17 miBase areaBase area (mapped point)
Maple Ski RidgeNY · homes near itLocal ski area39 miBase areaBase area (mapped point)
West MountainNY · homes near itAlpine resort46 miBase areaBase area (mapped point)
Garnet Hill Lodge Cross Country Ski CenterNY · homes near itNordic center47 miBase areaBase area (mapped point)
Gore MountainNY · homes near itAlpine resort48 miMain lodge parking (unnamed OSM lot inside Gore Mountain winter_sports area)Visitor entrance, lodge or trailhead

Straight-line miles to each ski area's base or entrance, measured Nov 1, 2026, 2:25 PM UTC. Winter drives can take longer.

Ski access claims

The listing doesn't describe ski-in, ski-out, a short walk or a shuttle. The agent can tell you how owners get to the slopes.

Ski access is as described by the listing brokerage. Confirm trail access, easements and any pass or membership with MaryEllen Charles of ADK REALTY.

How listings qualify · Report a wrong distance or ski-access claim

Facts

List price
$159,900
Status
For sale
Property type
Land and lots
Lot size
161 acres
County
Fulton County
MLS number
12049808
Annual property tax (2026)
$2,500

Facts are provided by the listing brokerage.

Features

Parking

  • Driveway

Lot

  • Corner Lot

Location

Pin placed from the listing's coordinates, which can be approximate. See more listings in Stratford.

Price and status history

  • Nov 1, 2026: First appeared on Where2Ski

Changes seen in MyStateMLS data since Nov 1, 2026. Sold prices are not published.

Estimate a monthly payment

$31,980
Illustrative. Replace with a quote from your lender.
From the listing (tax year 2026). Taxes can change after a sale.
Get a quote; rates vary widely by location.
Manufactured homes on a leased lot.
Applied only while the loan is over 80% of the price. Illustrative.

Estimated monthly payment

$1,063 per month

Principal and interest$809
Property tax$208
Homeowners insurance$46
Loan amount$127,920
Total interest over the term$163,155

An estimate for comparison only. Actual rates, taxes, insurance, PMI and fees depend on your lender, credit, location and loan program.

Similar listings near Royal Mountain Ski Area

The same type of property, priced $119,925 to $199,875 and a similar distance from Royal Mountain Ski Area, newest first. See all matches

Questions to ask before you buy

Good questions for any home near the slopes.

  1. How is the property reached in winter, and who plows the road and driveway?A short straight-line distance can still mean a long or seasonal drive. Private roads, gates and mountain passes all shape winter access.
  2. Is there documented ski access from the property (trail, easement, lift), and does it transfer to a buyer?Rights to cross neighboring land or use a lift come from recorded easements and agreements, so a ski-in or ski-out description is where the question starts.
  3. Are there association, resort or club fees, and what do they cover?Some ski-area communities charge fees that cover only certain amenities, so ask what lift tickets, passes and services are included.
  4. Are there rules on renting the home short-term or long-term?Local ordinances, association covenants and deed restrictions all set rental rules, and they differ from place to place.
  5. What do heating, snow removal, winterization and utilities cost over a season?Ownership costs in snow country often run higher than the mortgage estimate suggests.
  6. For land: is there legal year-round access, and what utilities, septic and building rules apply?Seasonal roads and steep lots can limit what can be built and when it can be reached.

Printable due-diligence checklist · Ski home ownership budget

Guides and next steps

Listing courtesy of ADK REALTY. Listing agent: MaryEllen Charles. Listings provided by MyStateMLS.

Listing updated Oct 31, 2026, 2:41 PM UTC, MyStateMLS data received Nov 1, 2026, 2:03 PM UTC. Information deemed reliable but not guaranteed.