For saleReduced $100,000
$749,900
3 beds2,672 sq ft15 acres
13 mi straight lineto Osceola Tug Hill XC Ski Center
2828 County Route 22Richland, NY 13144
Homes, condos and townhomes · MLS 11642944
Listing courtesy of NY OUTDOOR REALTY LLC · MyStateMLS
For sale
$649,900
4 beds2,400 sq ft48 acres
130 Base Bridge RdWilliamstown, NY 13493
Homes, condos and townhomes · MLS 11611605 · Listed 342 days ago (Nov 22, 2025)
10.0 mi straight line to Osceola Tug Hill XC Ski Center (nordic center) · Ski access details
For sale: On the market and available to show.
About this property
Set along the gentle waters of the West Branch of Fish Creek, Whispering Pines Campground blends comfort, nature, and investment versatility across 47.53± acres of landscaped grounds, hardwood forest, and streamside serenity. This is where the hum of the woods meets opportunity - an ideal setting for recreation, retreat, or revenue. At the heart of the property sits a chalet-style cabin framed by stonework, perennial gardens, and a sprinkler-fed landscape. Inside, vaulted ceilings, an open layout, and bluestone floors invite light and warmth, while the loft overlooks the surrounding pines. Nearby, three fully equipped rental cabins feature private showers, propane heat, and electricity, creating an immediate path to income or guest lodging. A pavilion, laundry building with restroom, and five to six tent sites with power and water access enhance the campground experience. Two potential RV sites allow for further expansion, supported by a commercial-grade well and filtration system and dual 24KW propane generators providing reliable off-grid power. With direct access to the Snowmobile and ATV trail system and nearly 2,000 feet of creek frontage, the property is a natural hub for fishermen, hunters, riders, and families alike. Whether used as a working campground, private family compound, or event venue, the versatility and infrastructure are already in place. Five individual lots compose the acreage, offering the flexibility to develop, improve, or sell parcels separately. An active sand and gravel permit adds yet another layer of value and optional revenue potential. Whispering Pines Campground isn't just a destination - it's an experience that captures the spirit of Tug Hill living: peaceful, purposeful, and full of promise.
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.
| Ski area | Type | Straight-line distance | Measured to |
|---|---|---|---|
| Osceola Tug Hill XC Ski CenterNY · homes near it | Nordic center | 10.0 mi | Visitor entranceVisitor entrance, lodge or trailhead |
| Osceola Ski & Sport ResortNY · homes near it | Nordic center | 11 mi | Visitor entranceVisitor entrance, lodge or trailhead |
| Snow Ridge Ski ResortNY · homes near it | Alpine resort | 27 mi | Base areaBase area (mapped point) |
| Beaver Lake Nature CenterNY · homes near it | Public cross-country trails | 31 mi | Beaver Lake Visitor CenterVisitor entrance, lodge or trailhead |
| Camillus Winter Sports AssociationNY · homes near it | Local ski area | 34 mi | Visitor entranceVisitor entrance, lodge or trailhead |
Also nearby: Cazenovia Ski Club (private ski club, 32 mi).
Straight-line miles to each ski area's base or entrance, measured Oct 30, 2026, 6:14 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 Timothy Kent of WHITETAIL PROPERTIES REAL ESTATE LLC (NY).
How listings qualify · Report a wrong distance or ski-access claim
Facts
- List price
- $649,900
- Status
- For sale
- Property type
- Homes, condos and townhomes
- Bedrooms
- 4
- Full baths
- 4
- Half baths
- 1
- Interior area
- 2,400 sq ft
- Lot size
- 48 acres
- Year built
- 2019
- Stories
- 2
- County
- Oswego County
- MLS number
- 11611605
- Annual property tax
- $7,208
Facts are provided by the listing brokerage.
Features
Appliances
- Range
- Refrigerator
Flooring
- Hardwood
Heating
- Other
- Wood
Construction
- Wood Siding
- Log Siding
Roof
- Metal
Water
- Well
Sewer
- Septic Tank
Location
Pin placed from the listing's coordinates, which can be approximate. See more listings in Williamstown.
Price and status history
Changes seen in MyStateMLS data since Oct 29, 2026. Sold prices are not published.
Estimate a monthly payment
$129,980
Illustrative. Replace with a quote from your lender.
From the listing. 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
$4,074 per month
Principal and interest$3,286
Property tax$601
Homeowners insurance$188
Loan amount$519,920
Total interest over the term$663,129
An estimate for comparison only. Actual rates, taxes, insurance, PMI and fees depend on your lender, credit, location and loan program.
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Questions to ask before you buy
Good questions for any home near the slopes.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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 WHITETAIL PROPERTIES REAL ESTATE LLC (NY). Listing agent: Timothy Kent. Listings provided by MyStateMLS.
Listing updated Jan 30, 2026, 12:57 PM UTC, MyStateMLS data received Oct 30, 2026, 6:01 PM UTC. Information deemed reliable but not guaranteed.