Waterfront Resort
521 County Route 27 Fine, NY 13639
521 County Route 27, Fine, NY, 13639
$1,999,000
For Sale
$1,999,000
LAND - Other - Fine, NY
Property Size7,038 SF
Lot Size332.00 Acres
Price / SF$284.03
Days on Market399
Property Features for 521 County Route 27
General Information
- Property type
- Land
- Property subtype
- Other
- Patio and Porch features
- Deck
- Standard status
- Active
- Lot size
- 332.00 Acres
Utilities
- Sewer type
- Septic Tank
- Water source
- Well
- Water front features
- Pond
Building Details
- Architectural style
- Other
- Additional Structures
- Outbuilding
Listing Agency
Palmer Realty
(315) 742-8100
29 Main Street, Canton, NY
Listed by
Ariane Palmer · License #10491211743
(315) 742-8100
Added: Jun 16, 2025 Checked: Jul 19 at 1:06 pm
MLS# 11693757
Listing URL
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Set within the Adirondack Park, this secluded retreat is offered as a waterfront resort land opportunity known as “Dodge Pond.” The property spans 332 acres and includes a serene 16-acre pond that supports a private, view-focused setting. Improvements include a 2-story main lodge with 7,038 square feet of space, featuring multiple suite accommodations, private bedrooms and full bathrooms, along with staff kitchen and office areas. The lower level includes a restaurant and dining area, a commercial-grade kitchen, storage, restrooms, and an additional living room with a fireplace.
The grounds include a mix of lodging and recreation facilities, including a 1-story shop/bathhouse building, eight cabins, lean-to cabins, and storage sheds. There is also a pavilion equipped with electrical, a private beach area, and hiking trails throughout the property. A portion of the guest experience is designed around the pond and outdoor setting, supported by existing structures and supporting space for operations.
For a buyer or operator seeking a turnkey hospitality footprint in a remote, nature-centered environment, the combination of the main lodge, on-site food service space, and multiple lodging units provides a practical foundation for an Adirondack lodge, retreat, or similar guest experience. The existing facilities can support day-to-day operations while preserving the property’s character and outdoor recreational focus.
The grounds include a mix of lodging and recreation facilities, including a 1-story shop/bathhouse building, eight cabins, lean-to cabins, and storage sheds. There is also a pavilion equipped with electrical, a private beach area, and hiking trails throughout the property. A portion of the guest experience is designed around the pond and outdoor setting, supported by existing structures and supporting space for operations.
For a buyer or operator seeking a turnkey hospitality footprint in a remote, nature-centered environment, the combination of the main lodge, on-site food service space, and multiple lodging units provides a practical foundation for an Adirondack lodge, retreat, or similar guest experience. The existing facilities can support day-to-day operations while preserving the property’s character and outdoor recreational focus.
Key Highlights
- Sprawling 332‑acre Adirondack retreat with a private 16‑acre pond
- Secluded location within the Adirondack Park offering privacy and stunning views
- The 7,038 sq ft 2‑story main lodge features a rustic stone fireplace, multiple suites, and commercial‑grade kitchen
Local Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $152.0k | $21.60 |
| − Vacancy | −$6.4k | −$0.91 |
| EGI | $145.6k | $20.69 |
| − OpEx | −$36.4k | −$5.17 |
| NOI | $109.2k | $15.52 |
7,038 SF · lease $21.60/SF/yr · vacancy 4.20% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$1.56M
$1.37M – $1.82M
NOI $109,227 @ 7.0% cap · market cap 5.46%
Second Best
Hotel Hospitality
$386.8K
$338.5K – $451.3K
NOI $27,079 @ 7.0% cap · market cap 1.35%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,225 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Resorts
Similar For Sale Nearby
FAQs
What type of property is this?
Resort - Adirondack Park lodge retreat with a private pond, cabins, and guest and staff buildings for hospitality use.
Where is this resort located?
The property is located at 521 County Route 27 Fine, NY.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Sprawling 332‑acre Adirondack retreat with a private 16‑acre pond; Secluded location within the Adirondack Park offering privacy and stunning views; The 7,038 sq ft 2‑story main lodge features a rustic stone fireplace, multiple suites, and commercial‑grade kitchen
