Charming year-round, two-bedroom, one bath home with 100 feet of waterfront on the Black River. This inviting retreat offers easy stair access to the water's edge- ideal for swimming, canoeing, kayaking, and entertaining along the river. Thoughtfully updated in 2021, the home features comfortable living spaces designed for all season enjoyment. A three-season screened-in porch provides a peaceful setting to unwind, while the adjoining deck creates seamless indoor-outdoor flow for gatherings and summer evenings. A seasonal bunkhouse offers additional guest accommodations. The detached garage provides ample space for vehicles and equipment. A lean- to off from the garage, paired with a fire pit, creates an additional sheltered space that enhances the outdoor experience. With Boonville Power service, nearby snowmobile trail access, and proximity to village amenities, this Black River cottage delivers convenient, year-round waterfront living.
For sale
Price cut: $7.5K (7/7)
$267,500
173 Reed Ln, Boonville, NY 13309
2beds
996sqft
Single Family Residence
Built in 1955
0.41 Acres Lot
$258,100 Zestimate®
$269/sqft
$-- HOA
What's special
Two-bedroom one bath cottageThree-season screened-in porch
- 128 days |
- 1,645 |
- 81 |
Zillow last checked:
Listing updated:
Listed by:
Timm Associates Sothebys International Realty 315-369-3951,
Darci Walldroff Byrne
Source: ACVMLS,MLS#: 206843
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 2
- Bathrooms: 1
- Full bathrooms: 1
- Main level bedrooms: 2
Heating
- Baseboard, Electric
Appliances
- Included: Electric Range, Refrigerator, Washer/Dryer
- Laundry: In Bathroom, Main Level
Features
- Eat-in Kitchen, Storage
- Flooring: Laminate
- Basement: Crawl Space
- Has fireplace: No
Interior area
- Total structure area: 996
- Total interior livable area: 996 sqft
- Finished area above ground: 996
- Finished area below ground: 0
Property
Parking
- Total spaces: 1
- Parking features: Driveway, Garage Faces Front, On Site
- Garage spaces: 1
- Has uncovered spaces: Yes
Features
- Levels: One
- Stories: 1
- Patio & porch: Deck, Porch, Screened
- Exterior features: Fire Pit, Storage
- Has view: Yes
- View description: Forest, River
- Has water view: Yes
- Water view: River
- Waterfront features: River Access, River Front
- Frontage type: River
Lot
- Size: 0.41 Acres
- Features: Many Trees, Waterfront
Details
- Additional structures: Garage(s), Outbuilding
- Parcel number: 23.004133
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Cottage
- Property subtype: Single Family Residence
Materials
- Frame, Wood Siding
- Foundation: Pillar/Post/Pier
- Roof: Metal
Condition
- Updated/Remodeled
- New construction: No
- Year built: 1955
Utilities & green energy
- Sewer: Septic Tank
- Water: Well
- Utilities for property: Electricity Connected
Community & HOA
Location
- Region: Boonville
Financial & listing details
- Price per square foot: $269/sqft
- Tax assessed value: $97,674
- Annual tax amount: $1,404
- Date on market: 6/23/2026
- Date available: 06/23/2026
- Listing agreement: Exclusive Right To Sell
- Listing terms: Cash,Conventional
- Lease term: Short Term Lease
- Electric utility on property: Yes
Estimated market value
$258,100
$245,000 - $271,000
$1,663/mo
Price history
| Date | Event | Price |
|---|---|---|
| 7/7/2026 | Price change | $267,500-2.7%$269/sqft |
Source:  NYSAMLSs #S1669983 Report a problem | ||
| 6/23/2026 | Listed for sale | $275,000$276/sqft |
Source: NYSAMLSs #S1669983 Report a problem | ||
| 6/8/2026 | Contingent | $275,000$276/sqft |
Source: NYSAMLSs #S1669983 Report a problem | ||
| 6/8/2026 | Pending sale | $275,000$276/sqft |
Source:  ACVMLS #206843 Report a problem | ||
| 4/1/2026 | Listed for sale | $275,000+73%$276/sqft |
Source: NYSAMLSs #S1669983 Report a problem | ||
| 5/10/2021 | Sold | $159,000+1.3%$160/sqft |
Source: NYSAMLSs #S1321064 Report a problem | ||
| 3/9/2021 | Pending sale | $156,900$158/sqft |
Source: NYSAMLSs #S1321064 Report a problem | ||
| 3/2/2021 | Listed for sale | $156,900$158/sqft |
Source: NYSAMLSs #S1321064 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $42,000 |
| 2024 | -- | $42,000 |
| 2023 | -- | $42,000 |
| 2022 | -- | $42,000 |
| 2021 | -- | $42,000 |
| 2020 | -- | $42,000 |
| 2019 | -- | $42,000 |
| 2018 | -- | $42,000 |
| 2017 | $1,013 | $42,000 |
| 2016 | -- | $42,000 |
| 2015 | -- | $42,000 +5% |
| 2014 | -- | $40,000 |
| 2013 | -- | $40,000 |
| 2012 | -- | $40,000 |
| 2011 | -- | $40,000 |
| 2010 | -- | $40,000 +12.7% |
| 2009 | -- | $35,500 |
| 2008 | -- | $35,500 |
| 2007 | -- | $35,500 |
| 2006 | -- | $35,500 |
| 2005 | -- | $35,500 |
| 2004 | -- | $35,500 |
| 2003 | -- | $35,500 |
| 2002 | -- | $35,500 |
| 2001 | -- | $35,500 |
| 2000 | -- | $35,500 |
Find assessor info on the county website
Monthly payment
Climate risks
Neighborhood: 13309
Nearby schools
GreatSchools rating
- 7/10Boonville Elementary SchoolGrades: PK-5Distance: 3.6 mi
- 3/10Adirondack Middle SchoolGrades: 6-8Distance: 4.2 mi
- 6/10Adirondack High SchoolGrades: 9-12Distance: 4.2 mi
- $483,7005 bd2 ba2.2k sqft179 Reed Ln, Boonville, NY 13309Off Market
- $119,5001 bd1 ba724 sqft165 Reed Ln, Boonville, NY 13309Off Market
- $57,6663 bd1 ba840 sqft185 Reed Ln, Boonville, NY 13309Off Market
- $317,3003 bd2 ba2k sqft163 Reed Ln, Boonville, NY 13309Off Market
- $57,6663 bd1 ba840 sqft185 Reed Ln, Boonville, NY 13309Off Market
- $123,1003 bd1 ba840 sqft185 Reed Ln, Boonville, NY 13309Off Market
- $292,1003 bd1 ba1.5k sqft157 Reed Ln, Boonville, NY 13309Off Market
- $180,3002 bd1 ba1.1k sqft199 Reed Ln, Boonville, NY 13309Off Market
A local agent can set up tours, give advice and negotiate with sellers.
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