26 Dugal Rd Lot 2, Tupper Lake, NY 12986

Water Front property,with 5 homes on it,great hunting and fishing, Zoned as shore front residential,3.25 acre lots so about 40 +- lots in total that can have river access, 6000 sq foot house/ work area, 30x56 living area, great mountain views, access on rt 3-30, and Dugal road. Has ,power, high speed internet on site. The valuation of a property in Tupper Lake with these extensive improvements and historical uses significantly exceeds standard raw land prices. In the current 2026 market, the addition of shoreline stabilization, high-speed infrastructure, and specialized power systems transforms the property from a subdivision project into a premium development-ready asset. 1. Infrastructure and Amenity Value Add These specific improvements provide direct cost savings to future lot buyers and significantly increase the "turn-key" appeal of the subdivision. Shoreline Recribbing (1,000 Feet): Hand-placed Adirondack stone recribbing for shoreline stabilization is valued at $750,000 to $1,000,000 ($750–$1,000 per linear foot). Beyond the material cost, this adds massive value because it bypasses the difficult Adirondack Park Agency (APA) and DEC permitting processes required for new shoreline work. High-Speed Internet & Power to Camps: Fiber-optic buildout in the Adirondacks currently costs $20,000 to $70,000 per mile due to permitting and terrain. Having this "to the door" for each lot can increase individual lot premiums by 15–25% compared to unserviced "off-grid" Adirondack parcels. Three-Phase Power: This is a rare and high-value asset for commercial property in rural NY. Installation alone typically costs $30,000 to $60,000 if infrastructure must be extended. It allows for heavy commercial use (forestry processing, large-scale farming, or industrial operations) that standard residential power cannot support. apa.ny.gov apa.ny.gov +5 2. Market Value of 3.25-Acre Lots Based on the APA-approved density and your specific improvements, the estimated market value for the lots is as follows: Lot Type Estimated Value (Per Lot) Key Value Drivers Riverfront (8 Lots) $450,000 – $650,000+ Stabilized shoreline, "Wild & Scenic" status, full utilities. Off-River (32 Lots) $125,000 – $185,000 Deeded river access, high-speed internet, ready-to-build status. Note: A similar 3.12-acre waterfront lot in Tupper Lake is currently listed for $639,000, supporting the high-end estimate for your improved riverfront lots. Zillow Zillow 3. Historical & Commercial Use Premiums The property’s history as a rental, forestry, and farm site adds a "grandfathered" utility layer that is highly valuable under APA regulations: Income History: Proven shorefront rental history supports higher appraisal values for buyers looking for investment properties. Commercial Forestry/Farm: The presence of three-phase power and highway access off Route 3 makes the commercial portion of the land suitable for high-value operations like a sawmill or specialized agricultural processing, which can be valued at $1.3M+ for the commercial acreage alone. Zillow Zillow Total Estimated Project Value For a 40-lot subdivision (8 riverfront/32 access) with these premium upgrades, the total gross sell-out value is estimated between $7.5 Million and $11 Million, depending on the exact commercial acreage and the level of finish on the high-speed internet infrastructure.