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For sale

$117,900

43 acres

0 Boody Hill Rd #3Westernville, NY 13486

Land and lots · MLS 12040001 · Listed 7 days ago (Oct 23, 2026)

21 mi straight line to Snow Ridge Ski Resort (alpine resort) · Ski access details

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For sale: On the market and available to show.

About this land

Discover your own outdoor retreat with this beautiful 43.3 acres property on Boody Hill Road in the foothills of the Adirondacks! Located in a historically rich area, this property offers approximately 1,750 feet of road frontage and borders state land on three sides, providing excellent privacy and access to outdoor recreation. Situated on snowmobile trails maintained by the Penn Mountain Club, you can ride for miles and connect to the Tug Hill Region or Adirondack Park. The property is also conveniently located within a reasonable distance of Westernville and Delta Lake. The terrain ranges from gently rolling to hilly, offering several great locations for a seasonal camp or year round home. Year round road maintenance extends to the foot of the property, and power is nearby. Excellent hunting opportunities abound, including deer, bear, turkey, and small game. The property has not been timbered in 15-20 years and features a diverse mix of hardwoods, including ash, maple, and cherry, along with an interspersed mixture of red and white pine. Whether you're looking for a private hunting property, a recreational getaway, or the perfect place to build your dream home, this 43 acre parcel offers outstanding potential in a beautiful Adirondack foothills setting!

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
Snow Ridge Ski ResortNY · homes near itAlpine resort21 miBase areaBase area (mapped point)
Osceola Ski & Sport ResortNY · homes near itNordic center22 miVisitor entranceVisitor entrance, lodge or trailhead
Osceola Tug Hill XC Ski CenterNY · homes near itNordic center23 miVisitor entranceVisitor entrance, lodge or trailhead
Royal Mountain Ski AreaNY · homes near itLocal ski area45 miBase areaBase area (mapped point)
Highland ForestNY · homes near itPublic cross-country trails47 miHighland Forest Ski Rental (lodge)Visitor entrance, lodge or trailhead

Also nearby: Cazenovia Ski Club (private ski club, 37 mi).

Straight-line miles to each ski area's base or entrance, measured Oct 30, 2026, 5:14 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 Nicholas Polce of GATEWAY PROPERTIES OF UPSTATE NY INC.

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

Facts

List price
$117,900
Status
For sale
Property type
Land and lots
Lot size
43 acres
County
Oneida County
MLS number
12040001
Annual property tax (2025)
$2,636

Facts are provided by the listing brokerage.

Land details

Water source
Other (WaterSource)

Features

Water

  • Other (Water Source)

Location

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

Price and status history

    Changes seen in MyStateMLS data since Oct 29, 2026. Sold prices are not published.

    Estimate a monthly payment

    $23,580
    Illustrative. Replace with a quote from your lender.
    From the listing (tax year 2025). 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

    $849 per month

    Principal and interest$596
    Property tax$220
    Homeowners insurance$33
    Loan amount$94,320
    Total interest over the term$120,300

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

    Similar listings near Snow Ridge Ski Resort

    The same type of property, priced $88,425 to $147,375 and a similar distance from Snow Ridge Ski Resort, 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 GATEWAY PROPERTIES OF UPSTATE NY INC. Listing agent: Nicholas Polce. Listings provided by MyStateMLS.

    Listing updated Oct 26, 2026, 3:47 PM UTC, MyStateMLS data received Oct 30, 2026, 5:01 PM UTC. Information deemed reliable but not guaranteed.