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Location: Village and Town of Whitehall, Washington County, New York (Google Maps   Yahoo Maps)

Size: 470 acres, per survey

Price: $375,000 ($798 per acre)

Tax Map Identifiers: 59.-2-3, 59.-1-16, and 59.-1-17.

Latitude/Longitude: The entrance to the property at the end of Second Avenue is approx. 43°32'42" North, 73°24'43" West. The property has a new boundary survey (available here). The approximate boundaries have also been sketched on the USGS map below. Click on it for a larger version.

Description: Scenic mountain timberland overlooking the village of Whitehall. Perfect location for a private estate with commanding views of South Bay of Lake Champlain and the surrounding countryside.

Utilities: Power lines, public water, and public sewer reach the edge of the property at the end of Second Avenue.

Access: The property has access at the end of Second Avenue (paved).

Property Taxes: $9,221 per year. However, taxes could be reduced as much as 80% by putting a forestry plan in place and enrolling the property in New York's 480-A tax reduction program. See a description of the program here. The property is not enrolled now, so its use is not restricted to forestry.

Title Transfer: We provide a Warranty Deed and guaranteed insurable title. Title insurance policy is available at Buyer's expense.

Highlights: The property is located in a very scenic part of upstate New York, tucked between Adirondack Park and the Vermont border. South Bay of Lake Champlain, less than a mile away, is visible from the higher elevations of the property. The property is less than 4 hours from New York City, less than 4 hours from Boston, and just 3 hours from Montreal. Whitehall is a stop along Amtrak's Adirondack route.

Highest and Best Use: It would make a nice private estate for someone who likes privacy and the woods, as well as lake views. Given the large size, it would have appeal as a trophy property for a wealthy buyer from New York City. The property might also be a suitable investment for a Canadian buyer, given the strength of the Canadian dollar and the property's northern location (just three hours from Montreal).

Financing: Seller financing is available, with flexible terms.

Zoning: The majority of the property is in the Village of Whitehall, in the Viewshed zone. Permitted uses include single family residential, farming, timber cutting, and subdivisions (10 acre minimum lot size). Refer to the Village zoning regulations (latest version available from the Village office at 518-499-0871) for specific requirements and procedures to be sure the property is suitable for your intended purposes.

Comparison Shopping: Browse the MLS at Realtor.com, or other land offerings at LandsOfNewYork.com. National portals like eBay, EagleStar, and LandAndFarm.com are also worth checking out. Locally focused land sales companies include Christmas And Associates and Land First, Inc.. We think you'll find that:

• Tracts in the 400-500 acre range are uncommon, and very rare inside the limits of a Village
• Prices under $800 per acre are uncommon
• When prices this low are found, the property usually is in a remote area, or has significant wetlands, or a long right-of-way from a public road, or all three.

Photos: The following photos were taken from the property during our visit on a cloudy day in September 2007.

View of ATV trail	Bend in the trail	Woods view

The following photos were taken from some of the higher vantage points in December 2008. With some selective further clearing of trees, even better views of South Bay of Lake Champlain, and the Green Mountains, are possible.

Mountains	Farms and fields
Village	South Bay

How Large Is 470 Acres? The technical answer is 20,473,200 square feet. But it's hard to imagine it until you've seen it. Here are some points of reference that may or may not mean anything to you:

• A standard football field, including end zones: 1.32 acres
• Alcatraz Island, San Francisco Bay: 22 acres
• Walt Disney World's Magic Kingdom, Florida: 107 acres
• Churchill Downs in Louisville, KY: 147 acres
• The National Mall in Washington, DC: 309 acres
• The independent nation of Monaco: 485 acres
• One square mile: 640 acres
• Central Park in New York City: 843 acres