3 BR | 2 BA | MLS#S1635586 A modern new construction home built in 2024 with direct access to the ATV and snowmobile trail system. This 3-bed, 2-bath, single level home sits on 5 quiet acres on the Black River located in a brand new development between the Tug Hill and Western Adirondacks, close to Brantingham Lake, Otter Creek horse trails and Snow Ridge Ski area! Escape | $299,000
4 BR | 1 BA | MLS#S1604937
Just minutes from town, this year-round Adirondack cabin offers peace and privacy on a wooded lot. Features 4 beds, 1 bath, open living area, wood stove, and bonus loft. Relax on the porch or explore the outdoors. Perfect for weekend escapes, full-time living, or a rental opportunity. Turnkey, affordable, and ready to enjoy!
Tucked Away | $579,000
4 BR | 2 BA | MLS#S1608289
Year-round 4BR home on a quiet private road minutes from town with direct snowmobile trail access near Big Moose Road restaurants, lakes, and hiking. Open-concept living with a cozy wood stove, bedrooms and full baths on both levels. Sold fully furnished with strong rental history.
Enjoy breathtaking views of the Thatcher escarpment from multiple vantage points. The landscaped driveway, accented with rock, winds through a circular drive leading to additional parking and a three-car attached garage. Exterior highlights include a wraparound porch, expansive outdoor entertaining spaces with a covered area, EFIS/stucco exterior, architectural shingle roof already installed, and standing seam metal roofing over select porch areas with corrugated ceilings. Completion anticipated by late Spring. A truly original property offering quality construction, efficiency, and architectural character. By appointment only. A must-see opportunity for buyers seeking a one-of-a-kind home.
Handcrafted Scandinavian scribe-style log home, wooded acres with pond. Features large open kitchen/dining, custom stone fireplace, plus FHA heat, 2+ bedrooms, 2 baths, two garages. $415,000
Lake House On Private Pleasant Lake, Stratford NY
Beautiful year round 3 BR, 1 BA lake home with sandy waterfront dock, large deck for sunset views, propane fireplace, and FHA heat, double living rooms, oversized 2-car garage, with snowmobile trail access! $495,000
Stewart Landing Road!
Very Private 3-bed, 2-bath New ‘green’ construction on 7+ acres on Sprite Creek, Borders State Land! Relaxing screened porch, cozy wood stove and minisplits, 200- amp service, Call to view. $429,900
Southern Adirondacks Surveyed 53 Acres!
Wooded acreage! Borders State Land! Located in Town of Johnstown Close to Caroga Lakes! OK To subdivide and build multiple homes! $145,000
Mary Ellen (Mel) Charles NYS Licensed Real Estate Broker/Owner
WINOOSKI - $429,900
1940s charm meets everyday comfort in this Cape-style home with hardwood floors, wood stove, porch, garage, fenced yard, shops nearby. 4 BR, 1 BA, 1,488 SF.
BURLINGTON - $405,000
Stylish downtown end unit featuring soaring ceilings, oversized windows, French balcony, AC, parking, and walkable location. 2 BR, 1 BA, 769 SF.
VERGENNES - $355,500
Reimagined home with new roof, heat, siding, refinished floors, and deck, set in a peaceful neighborhood near shops and scenic waterways. 3 BR, 2 BA, 1,505 SF.
UNDERHILL - $250,000
Private 2.5-acre wooded lot in Homestead Acres offering quiet surroundings, scenic views, trails, and septic design. 2.5 Acres.
GRAND ISLE - $299,900
Seller offering concession! Classic 1920s farmhouse on 1 acre with sunrise/sunset views, updated kitchen, porches, barn plus deck lot. 3 BR, 1 BA, 1,352 SF.
ESSEX - $729,900
Stunning Carriage Home featuring flexible living space, granite kitchen, hardwood floors, deck views, and low-maintenance ease. 4 BR, 4 BA, 2,884 SF.
WINOOSKI - $429,900
1940s charm meets everyday comfort in this Cape-style home with hardwood floors, wood stove, porch, garage, fenced yard, shops nearby. 4 BR, 1 BA, 1,488 SF.
BURLINGTON - $405,000
Stylish downtown end unit featuring soaring ceilings, oversized windows, French balcony, AC, parking, and walkable location. 2 BR, 1 BA, 769 SF.
VERGENNES - $355,500
Reimagined home with new roof, heat, siding, refinished floors, and deck, set in a peaceful neighborhood near shops and scenic waterways. 3 BR, 2 BA, 1,505 SF.
UNDERHILL - $250,000
Private 2.5-acre wooded lot in Homestead Acres offering quiet surroundings, scenic views, trails, and septic design. 2.5 Acres.
GRAND ISLE - $299,900
Seller offering concession! Classic 1920s farmhouse on 1 acre with sunrise/sunset views, updated kitchen, porches, barn plus deck lot. 3 BR, 1 BA, 1,352 SF.
ESSEX - $729,900
Stunning Carriage Home featuring flexible living space, granite kitchen, hardwood floors, deck views, and low-maintenance ease. 4 BR, 4 BA, 2,884 SF.
make your NEXT MOVE
Why today’s market still gives buyers & sellers a real advantage
If you’ve been thinking about buying or selling a home, you’ve probably seen a lot of noisy headlines and conflicting predictions. But beneath all that chatter is a clearer truth: today’s real estate market still offers real opportunity. While the pace has shifted from the frenzy of the past few years, that shift has created advantages for both buyers and sellers, making this an unexpectedly favorable moment to make a move.
Serious Buyers Are Still Out There. For sellers, it’s important to know that the buyer pool today is made up of motivated, intentional shoppers. Instead of crowds of casual browsers, the people touring homes now tend to be pre-approved, active, and ready to make decisions. That means fewer wasted showings and more meaningful conversations—creating a smoother, more efficient selling experience.
A More Relaxed Experience for Buyers. On the other side, buyers are enjoying a refreshing amount of breathing room. The days of frantic bidding wars and homes going under contract within hours have eased. Instead, the market has settled into a healthier, more balanced rhythm that allows buyers to explore homes thoughtfully, negotiate more confidently, and secure terms that work for them. With less competition and more choice, finding the right home feels far more attainable.
Stable Home Values Create Confidence. Despite the dramatic tone of some news stories, home prices have not collapsed—they’ve stabilized. That puts both sides in a strong position. Sellers are still benefiting from years of appreciation, while buyers are stepping into a market where pricing feels more appropriate and predictable. It’s a far more grounded environment, which helps everyone move forward with confidence.
Interest Rates Aren’t the Dealbreaker Many Think. Interest rates naturally play a role in real estate decisions, but they don’t have to stop your plans. Buyers today understand the long-standing rule of real estate: you can refinance your rate later, but you can’t “refinance” the perfect home you pass up. Locking in the right property now can set you up for long-term success when rates eventually shift again—as they historically always do.
Life Happens on Its Own Timeline. The truth is, real estate decisions rarely align perfectly with market cycles because our lives don’t. You may be growing your family, relocating for work, downsizing, or simply craving a fresh start—life doesn’t wait for interest rates to dip. The good news is that today’s market supports these transitions rather than complicating them. There is opportunity for every type of move right now.
Local Experts Can Help You Make Smart Decisions. While the market is balanced, it’s also nuanced, and that’s where a knowledgeable real estate professional becomes invaluable. Experienced agents in Homes & Land magazine understand neighborhood-level trends, pricing strategies, negotiation opportunities, and how to navigate shifting conditions. They help cut through the noise so you can focus on what truly matters: making the right move at the right time.
Today’s real estate market is more approachable, more stable, and more flexible than headlines often suggest. Whether you’re buying or selling, the environment offers clarity, opportunity, and balance—a combination that’s rarely all present at the same time.
If you’ve been waiting for the “right” moment to make a move, consider this your sign: the right time is when the market works in your favor… and right now, it does.
Why Now Is the Time to Buy
From the lakeside villages of the Adirondacks to the historic charm of the Mohawk Valley, Northern New York offers a diverse array of living experiences. And right now, market conditions are aligning to provide buyers with a unique opportunity to secure their place in this beautiful region.
INVENTORY CONTINUES TO EXPAND
Northern New York is entering the late winter market with a growing number of available listings. As of February, inventory is building steadily across the region, offering buyers a wide mix of properties—from cozy mountain cabins and waterfront retreats to classic farmhouses and updated village homes. This expanded selection gives buyers more flexibility to find a home that aligns with both lifestyle goals and budget.
MORTGAGE RATES HOLDING STEADY
Mortgage rates have remained relatively stable in the mid-6% range, providing buyers with more predictability when planning a purchase. Paired with increased inventory, today’s financing environment allows buyers to move forward confidently while still maintaining negotiating power.
NORTHERN NEW YORK REMAINS A STRONG LONG-TERM PLAY
The North Country housing market continues to demonstrate resilience. Median home prices in many counties are holding steady or showing modest year-over-year gains, reinforcing the region’s appeal as both a lifestyle destination and a long-term investment. Waterfront homes and properties near recreation areas remain especially sought after, continuing to retain value.
MARKET ACTIVITY IS GAINING MOMENTUM
Buyer activity is beginning to pick up as we move toward spring. While homes are still spending several weeks on the market, this measured pace gives buyers time to explore options without the pressure seen in faster markets, creating a more balanced buying environment.
BOTTOM LINE: A STRATEGIC WINDOW FOR BUYERS
With expanding inventory, stable financing conditions, and continued long-term value, Northern New York stands out as one of the Northeast’s most attractive markets heading into spring. Whether you’re looking for a primary residence, vacation home, or investment property, February presents a smart opportunity to get ahead of the seasonal rush.
Suite SERENITY
Designing a Primary Suite That Feels Luxury
For many homeowners, the primary suite has evolved beyond a simple bedroom—it’s now a personal retreat designed to restore, rejuvenate, and inspire. Creating a resort-style primary suite means blending the indulgence of a luxury vacation with the comfort of home. Here’s how to achieve that effortless balance of sophistication, serenity, and style.
Start with a Spa-Inspired Layout. Think open, airy, and intentional. Resort suites often feature smooth transitions between sleeping, lounging, and bathing areas. If space allows, include a cozy sitting nook, a reading chaise by the window, or a private balcony. Use consistent flooring and soft area rugs to visually connect zones and enhance the feeling of flow.
Choose a Soothing Color Palette. Luxury resorts lean into nature-inspired tones that calm the senses—creamy whites, soft sand, misty grays, or ocean blues. Avoid harsh contrasts and instead layer complementary hues. Add dimension with tactile materials like linen, boucle, and velvet, or incorporate subtle metallic accents through fixtures and décor for a hint of glamour.
Prioritize Plush, High-Quality Bedding. Your bed is the centerpiece—treat it like one. Invest in high-thread-count sheets, a down or down-alternative comforter, and plenty of layered pillows. A custom headboard or upholstered frame instantly adds elegance. For a designer touch, top with a textured throw or decorative bolster reminiscent of boutique hotels.
Bring the Spa to You. Transform your bathroom into a wellness haven. Freestanding soaking tubs, rainfall showers, heated floors, and double vanities are staples of resort-style living. Soft
lighting, plush robes, and scented candles complete the spa experience. If possible, add an adjacent dressing area with custom closets and built-in storage for a seamless daily routine.
Set the Mood with Lighting. Lighting defines atmosphere. Use layered illumination—dimmable overhead fixtures, wall sconces, and bedside lamps—to shift easily between functional and romantic. Warm, indirect light (around 2700K) feels inviting and mimics candlelight. Consider installing hidden LED strips behind crown molding or under furniture for subtle, modern glow.
Add Elements of Nature. Bringing the outdoors in enhances tranquility. Floor-to-ceiling windows, indoor plants, natural wood finishes, and stone textures all echo the serene tone of luxury resorts. Even small details—like a vase of fresh orchids or woven baskets—can connect the space to the calming rhythms of nature.
Incorporate Tech for Effortless Comfort. Luxury is convenience. Smart thermostats, automated blinds, and built-in sound systems let you customize the atmosphere with a touch. Add a mini beverage bar or hidden coffee station for morning ease. Every element should feel purposeful and effortless—hallmarks of true resort living.
A resort-style primary suite isn’t just about design—it’s about experience. By layering comfort, light, texture, and flow, you can turn your private space into a sanctuary that feels indulgent every day. Whether winding down after a long day or waking to soft morning light, your home’s most intimate space should feel like a permanent vacation.
Whispering Pines
Old Forge, NY | $499,900
3 BR | 2 BA | 992 SF MLS#S1650986
Charming Adirondack cabin near Old Forge with updates, granite kitchen, generator, private beach access, rental history & lake.
Knotty Pine Duplex
Old Forge, NY | $1,299,900 112 & 114 | Each 3 BR, 2 BA, 1,020 SF | MLS#S1627169
Turn-key Adirondack duplex at Holiday Shores on 4th Lake, fully furnished w/ rental history, beach, dock access, near Old Forge.
SPRUCE
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Adirondack Ranch Retreat
Old Forge, NY | 599,000
2 BR | 2 BA | 1,212 SF MLS#S1641261
Turn-key year-round home on 1.8 wooded acres bordering NYS land, featuring open layout, sunroom, finished basement, & multiple garages.
Luxury Lakefront Living Inlet, NY | $1,499,900
3 BR | 3 BA | 1,800 SF MLS#S1654548
Brand-new luxury waterfront townhome at Rocky Point on Fourth Lake, offering modern Adirondack design and year-round living.
