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Under contractReduced $5,000 from $39,900Virtual tour

$34,900

5.9 acres

00 Cty Rte 46 #2Theresa, NY 13691

Land and lots · MLS 11863142 · Listed 119 days ago (Jul 3, 2026)

17 mi straight line to Dry Hill Ski Area (local ski area) · Ski access details

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Under contract: The seller has accepted an offer with conditions. Some sellers still accept backup offers.

About this land

5.9 Acre Newly Surveyed Building Lots for Sale, Theresa, NY! Unlock your vision for the perfect Northern NY getaway on Lot #2 ! This raw land parcel on County Route 46 is a blank canvas offering incredible versatility. Whether you are searching for an affordable homesite, a private base camp for North Country recreation, or a convenient property near local waterways, this land satisfies every ambition. Build Your Home: Boasting direct, year-round access on a paved county road with power, this lot is an ideal candidate for building a custom homestead. Establish a Recreational Camp: Disconnect and set up your private camp! This acreage serves as an excellent footprint for pitch-tents, seasonal cabins, campers, or parking trailers. Bring your ATVs and snowmobiles to enjoy Jefferson County's renowned trail systems right out your back door. River Access & Waterfront Proximity: Outdoor enthusiasts will love being on the winding Indian River. Welcome friends and family to take advantage of great bass and pike fishing whenever you want. Being north of the city of Watertown it is a short trip to the St. Lawrence River ecosystem and surrounding hotspots like Butterfield Lake and Hyde Lake. Easy Commuting: Positioned perfectly for a peaceful rural life that is still a straightforward drive to Fort Drum, Watertown, or Alexandria Bay. First Come, First Served: Five similar, adjacent lots are being released at the same time. Choose Your Footprint: Buyers can walk the land and select the specific lot layout, tree cover, or shoreline curve they prefer. Bulk Purchase Option: Potential to buy multiple adjoining lots for an expanded homestead or family camp compound. Owner financing is available with 20% down, 11% interest for 7 years. The estimated monthly payments are $499.33/mo. with no prepayment penalty.

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
Dry Hill Ski AreaNY · homes near itLocal ski area17 miVisitor entranceVisitor entrance, lodge or trailhead
Snow Ridge Ski ResortNY · homes near itAlpine resort40 miBase areaBase area (mapped point)
Osceola Ski & Sport ResortNY · homes near itNordic center46 miVisitor entranceVisitor entrance, lodge or trailhead
Osceola Tug Hill XC Ski CenterNY · homes near itNordic center46 miVisitor entranceVisitor entrance, lodge or trailhead

Straight-line miles to each ski area's base or entrance, measured Oct 30, 2026, 8:36 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 Ethan Reynolds of NY OUTDOOR REALTY LLC.

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

Facts

List price
$34,900
Original list price
$39,900
Status
Under contract
Property type
Land and lots
Lot size
5.9 acres
County
Jefferson County
MLS number
11863142
Annual property tax (2026)
$485

Facts are provided by the listing brokerage.

Virtual tours

Open virtual tour on drive.google.com

Location

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

Price and status history

  • Original list price reported by the brokerage: $39,900

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

Estimate a monthly payment

$6,980
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

$225 per month

Principal and interest$176
Property tax$40
Homeowners insurance$8
Loan amount$27,920
Total interest over the term$35,610

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

Similar listings near Dry Hill Ski Area

The same type of property, priced $26,175 to $43,625 and a similar distance from Dry Hill 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 NY OUTDOOR REALTY LLC. Listing agent: Ethan Reynolds. Listings provided by MyStateMLS.

Listing updated Oct 22, 2026, 12:00 PM UTC, MyStateMLS data received Oct 30, 2026, 8:31 PM UTC. Information deemed reliable but not guaranteed.