Upstate New York Land for Sale near Lake Ontario
Owner Financing Available! (see details below)
Enjoy life without HOA restrictions from this pastoral property near Parish, a charming town tucked into the beautiful landscapes of upstate New York. Welcome to Stonewall Farm!
- No HOA or Deed Restrictions
- Easily Buildable: Flat, Partially Cleared, No Floodplain, No Wetlands
- Perc-Approved
- New Survey
- Paved Road Frontage
- Power Pole On-Site
- Historic Stonewall along Part of Property Line
- Only 3 mins to Town; Within 20 mins of Lakes, Forests, Waterfalls
- Priced about 12% Below Market
Welcome to Stonewall Farm! This new and peaceful 4.58 acre property near Parish, in upstate New York, lies just minutes from Lake Ontario’s endless recreational opportunities. This flat, perc-approved lot is partially cleared for easing into construction, yet mostly wooded, offering both privacy and natural beauty. With 353 feet of paved public road frontage on White Road and an electric pole already on-site, access and power are simple, while a well and septic (perc-approved) can be installed to suit your build. Free from HOAs and restrictive covenants, this property is zoned Rural/Mixed Use—perfectly flexible for residential or recreational living, with mobile/manufactured homes and even some commercial uses allowed. Recently surveyed and free of any floodplain and wetlands encroachments, it’s very buildable and surrounded by a safe, quiet neighborhood. You even have one of the historic stonewalls lining part of this property’s north boundary line. Just 3 minutes from town and within 20 minutes of multiple lakes, waterfalls, state forests, and wildlife areas, this charming location makes for an ideal countryside estate. Owner financing is available too, so grab it today at an unbeatable Acretown price!
About the name . . . Stonewall Farm: Along various boundary lines of this new subdivision, some very old stone walls have been built. They are reported to have been guarding these lands since the late 1800’s and ownership has been passed through generations of the previous owner’s family since the Civil War. We love the history here and we wanted to bestow a name that resonated with this land’s true character, and we hope you appreciate the history here too. The walls adorn parts of lots 3, 4, 6, 7, 8, 9, 10, 11, and 13 and a quick walk along these vintage fencelines will instantly transport you back in time!
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.
Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.
We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on Map Legend, then Overlays.
- LOT 8
- ADDRESS (street # estimated – use GPS for navigation): 287 White Rd, Parish, NY 13131
- SIZE: 4.58 acres
- GPS COORDINATES: 43.394225, -76.108940
- PARCEL #: part of 354689-192-000-0001-011-000-0000
- ABRIDGED LEGAL DESCRIPTION: Lot 8, Stonewall Farm subdivision, Town of Parish, County of Oswego, State of New York
- PLAT MAP/SURVEY: view here (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
- DIMENSIONS (approximate): starting at NE corner, 353′ SW (along road) x 567′ NW x 353′ NE x 567′ SE to POB
- FLOODPLAIN: none
- WETLANDS: none (see survey with wetlands delineation)
- ELEVATION: 510 feet
- TERRAIN: generally flat
- CONDITION: undeveloped, about half cleared, half wooded
- ACCESS: 353 feet of direct frontage on White Road, a paved public road
- POWER: power pole on-site, available via National Grid (1-800-642-4272)
- WATER: well would need to be installed
- WASTEWATER: septic system would need to be installed
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
- TAXES: $356.42 estimated (based on $77.82 billed per acre in 2024 for other vacant land parcels on that road)
- HOA: none
- DEED RESTRICTIONS: none
- ZONING: R/MU – Rural/Mixed Use
- manufactured homes OK
- minimum size = 960 sf
- masonry skirting or siding
- must meet HUD construction and safety standards
- some commercial uses OK
- setbacks: 25′ from road, 20′ from side, 40′ from rear
- see full code here
- manufactured homes OK
- SCHOOL DISTRICTS: Altmar-Parish-Williamstown (Elementary) – Altmar-Parish-Williamstown (Middle School) – Altmar-Parish-Williamstown (High School)
- NEAREST CITIES: Parish < Central Square < Nashville
- NEAREST AIRPORT: Syracuse International (22 mins)
- COUNTY GOVERNMENT:
- Assessor (315) 625-4669
- Treasurer (315) 349-8393
- Clerk/Recorder (315) 349-8621
- Planning & Zoning (315) 625-4305
- County GIS
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 43.394225, -76.108940
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
Located amidst the natural beauty of upstate New York near the shores of Lake Ontario (the easternmost of America’s Great Lakes), the area around Parish offers a plethora of recreational opportunities for outdoor enthusiasts. At the heart of these attractions is Klondike Wild Forest, a pristine expanse known for its extensive network of hiking trails that meander through dense woodlands and open meadows, offering a perfect retreat for nature lovers and bird watchers alike. Not far from Klondike, Salmon River Falls features a breathtaking 110-foot waterfall. This scenic spot is ideal for those seeking a tranquil space to picnic, sightsee, or delve into some adventurous hiking along the gorge. For everyday necessities, Parish is just a stone’s throw away, providing access to local groceries and essentials. Meanwhile, those in search of more extensive retail options can head to Syracuse, the nearest major city, where amenities like Walmart and a broader range of shopping and dining options await.
NEARBY – Hidden Acres Campground (9 mins), Klondike State Forest (13 mins), Happy Valley Wildlife Management Area (16 mins), Three Mile Bay Wildlife Management Area (17 mins), Mexico Point State Park/Lake Ontario (21 mins), Salmon River Falls Unique Area (25 mins), Stone Barn State Forest (27 mins), Great Bear Recreational Trails (29 mins), Oneida Lake (24 mins), and many more!
PARISH (3 mins, nearest grocery store – Dollar General)
- RETAIL – Parish Mini Mart, Dollar General, Speedy’s Convenience Store, and more.
- RESTAURANTS – Grist Mill, Passarella, Krispy Krunchy Chicken, Dunkin, and more.
- MEDICAL SERVICES? Yes, ConnextCare Parish.
- RECREATIONAL – Hidden Acres Campground, Klondike State Forest, Happy Valley Wildlife Management Area, Three Mile Bay Wildlife Management Area, and more.
SYRACUSE (22 mins, nearest Walmart & major city)
- RETAIL – Walmart, Dollar General, Family Dollar, Dollar Tree, Salt City Market, Family Food Market, and more.
- RESTAURANTS – Mcdonalds, KFC, Burger King, Wendy’s, Five Guys, Popeyes, Subway, Sonic Drive-in, and more!
- MEDICAL SERVICES? Yes, St. Joseph’s Hospital Health Center, Upstate Health Care Center, SUNY Upstate Medical University, and more.
- RECREATIONAL – Franklin Square Park, Armory Square, Syracuse Inner Harbor, Welcome to Syracuse Sign, Taste of Syracuse, Forman Park, Erie Canal Monument, Onondaga Park, WonderWorks Destiny.
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $49,900
- Down Payment = $10,000
- Monthly Payment = $900.53
- Term = 5 years (60 months)
- Interest Rate = 10.9%
- No Pre-Payoff Penalty!
We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for third-party financing may come from Farm Credit East and their details are below:
Farm Credit East is one of the best local land lenders in the area, and they require 20-30% down up to a 20-year term, with interest rates as low as 9%, with no pre-payoff penalties. You can contact Kati by phone at (607) 238-2184. They serve all of New York.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For Sale By Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a realtor, then you’re welcome to have them contact us on your behalf. We do offer 2.5% commission to buyer agents.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.