Duane, NY 12953 - Franklin County

The land is situated along Route 30 in the northcentral section of New York's Adirondack Park. Nearby is the western block of the Chazy Highlands Wild Forest, a large wilderness within the Park.

Regionally, the surrounding landscape is characterized by undeveloped forestland however locally, the immediate area is host to many ponds (including Eagle and Horseshoe) supporting many seasonal camps and year-round homes. Adjacent to the property most of the homes are year-round. Also nearby is the Titus Mountain Ski Center 10 miles to the north.

The largest regional towns are Saranac Lake (population 4,825), a 40 minute drive to the south, and Malone (population 14,139), 15 miles to the north, both communities offering full retail & dinning amenities.

Albany, the state's capital and home of the Albany International Airport is a 3 hour drive. Montreal, Canada is a 1.75-Hour drive.

Access

The property has +/-900' of frontage along Route 30, a paved, major artery in the northern Adirondack Park. Much of the frontage drops off to the land with a roadside guardrail limiting development of a driveway to possibly the extreme northern or southern end of the frontage.

Site Description

The land's terrain is mostly level with the exception of a slope rise in the eastern quadrant where soils are generally well drained, the best location for camp development. The area with level terrain is generally poorly drained but supports a productive softwood forest. Elevations range from 1,560' ASL at the eastern end of the property, down to 1,460' near the road frontage.

While the land is situated along Route 30, a main artery in the area, once on the land, the dense forest conditions and old trees provides a deep woods feeling and sense of privacy.

The flat terrain offers a great platform for hiking trail development amongst the dense softwood canopy. Trail location will have to navigate the drier sites plus in a few areas the thick understory softwoods will need to be cleared along the trail.

The land's highest and best use is recreation and camp development, however its liquid timber value comprises a considerable component of its overall value, offering immediate income options.

Timber

The timber asset represents immediate income potential from the land's mature and maturing timber resource.

Timber data in this report is based on a timber inventory conducted in September of 2003 by Fountains Forestry. Upon applying growth through 2021, the timber data reveal a total sawlog volume of 197 MBF International scale (5.2 Mbf/Commercial acre) with 647 pulpwood cords (17.0 cords/commercial acre). The combined total commercial per acre volume is 27.4 cords, a figure average for the region. Based on this information, stumpage values were assigned by F&W Forestry Services in September of 2023, producing a property-wide Capital Timber Value (Ctv) of $34,600 ($911/Commercial acre).