For saleReduced $5,000Virtual tour
$34,900
5.5 acres
Indian RiverRiverDirect parcel frontage
00 Cty Rte 46 #5Theresa, NY 13691
Land and lots · MLS 11863159
Listing courtesy of NY OUTDOOR REALTY LLC · MyStateMLS
Under contractReduced $5,000 from $39,900Virtual tour
$34,900
5.9 acres
00 Cty Rte 46 #2Theresa, NY 13691
Land and lots · MLS 11863142 · Listed 118 days ago (Jul 3, 2026)
Indian River · River · Direct parcel frontage · Waterfront details
Under contract: The seller has accepted an offer with conditions. Some sellers still accept backup offers.
About this land
5.9 Acre Newly Surveyed Building Lots for Sale, Theresa, NY! Unlock your vision for the perfect Northern NY getaway on Lot #2 ! This raw land parcel on County Route 46 is a blank canvas offering incredible versatility. Whether you are searching for an affordable homesite, a private base camp for North Country recreation, or a convenient property near local waterways, this land satisfies every ambition. Build Your Home: Boasting direct, year-round access on a paved county road with power, this lot is an ideal candidate for building a custom homestead. Establish a Recreational Camp: Disconnect and set up your private camp! This acreage serves as an excellent footprint for pitch-tents, seasonal cabins, campers, or parking trailers. Bring your ATVs and snowmobiles to enjoy Jefferson County's renowned trail systems right out your back door. River Access & Waterfront Proximity: Outdoor enthusiasts will love being on the winding Indian River. Welcome friends and family to take advantage of great bass and pike fishing whenever you want. Being north of the city of Watertown it is a short trip to the St. Lawrence River ecosystem and surrounding hotspots like Butterfield Lake and Hyde Lake. Easy Commuting: Positioned perfectly for a peaceful rural life that is still a straightforward drive to Fort Drum, Watertown, or Alexandria Bay. First Come, First Served: Five similar, adjacent lots are being released at the same time. Choose Your Footprint: Buyers can walk the land and select the specific lot layout, tree cover, or shoreline curve they prefer. Bulk Purchase Option: Potential to buy multiple adjoining lots for an expanded homestead or family camp compound. Owner financing is available with 20% down, 11% interest for 7 years. The estimated monthly payments are $499.33/mo. with no prepayment penalty.
Description provided by the listing brokerage.
MLS-reported waterfront
Waterfront details
The listing represents the offered parcel itself as adjoining the water. This is what the listing reports, not a survey or a title finding.
- Relationship to the water
- Direct parcel frontage
- Water type
- River
- Water body
- Indian River (as reported)Name as reported by the listing (not matched to a mapped water body)
- Frontage length
- "243" (unit not stated)
- Water access arrangement
- Not provided. Ask the listing agent.
- Docks, slips, lifts, moorings
- Not provided. Ask the listing agent.
- Dock depth
- Not provided. Ask the listing agent.
- Shoreline
- Not provided. Ask the listing agent.
- Seasonal or tidal conditions
- Not provided. Ask the listing agent.
- Boating limits (bridges, depth, open-water access)
- Not provided. Ask the listing agent.
Why this is listed as waterfront
WaterfrontYN“Yes”: The listing is marked waterfront.WaterfrontFeatures“River Front”: Includes a "… Front" value describing frontage.PropertyTypeDetail“land”: Property form used to read the frontage relationship.
Classified from fields in the MyStateMLS listing data. It has not been independently verified, and it is not a survey, title examination or legal determination of shoreline or access rights. Rules version 2026-10-29.1. How we classify waterfront
Something wrong with this classification? Report a waterfront classification issue. Questions about frontage, docks or access are best answered by Ethan Reynolds of NY OUTDOOR REALTY LLC.
Facts
- List price
- $34,900
- Original list price
- $39,900
- Status
- Under contract
- Property type
- Land and lots
- Lot size
- 5.9 acres
- County
- Jefferson County
- MLS number
- 11863142
- Annual property tax (2026)
- $485
Facts are reported by the listing brokerage. Items not listed were not provided; that does not mean the property lacks them.
Virtual tours
Location
The pin is the listing's reported coordinates and may be approximate. It is not a parcel boundary or shoreline, and no flood, wetland or hazard conclusion should be drawn from it. See more listings in Theresa.
Price and status history
- Original list price reported by the brokerage: $39,900
Changes observed by Waterfront Homes in MyStateMLS data since Oct 29, 2026. This is not a public-record sales history; MyStateMLS does not publish sold prices.
Estimate a monthly payment
$6,980
Illustrative. Replace with a quote from your lender.
From the listing (tax year 2026). Taxes can change after a sale.
Get a quote; rates vary widely by location.
Manufactured homes on a leased lot.
Applied only while the loan is over 80% of the price. Illustrative.
Estimated monthly payment
$225 per month
Principal and interest$176
Property tax$40
Homeowners insurance$8
Loan amount$27,920
Total interest over the term$35,610
An estimate for comparison only, not a loan offer or approval. Actual rates, taxes, insurance, PMI and fees depend on your lender, credit, location and loan program.
Similar waterfront listings nearby
Waterfront listings of the same property type and water type in Theresa, priced within 25% of this listing ($26,175 to $43,625), newest first. Each one passes the same waterfront rules. See all matches
For saleReduced $5,000Virtual tour
$34,900
5.5 acres
Indian RiverRiverDirect parcel frontage
00 Cty Rte 46 #4Theresa, NY 13691
Land and lots · MLS 11863151
Listing courtesy of NY OUTDOOR REALTY LLC · MyStateMLS
Under contractReduced $5,000Virtual tour
$34,900
5.7 acres
Indian RiverRiverDirect parcel frontage
00 Cty Rte 46 #3Theresa, NY 13691
Land and lots · MLS 11863148
Listing courtesy of NY OUTDOOR REALTY LLC · MyStateMLS
Questions to ask before you buy
Questions worth investigating for any waterfront property. They are not claims that this property has a problem or meets any condition.
- Who owns the shoreline and the land under the water, and are there easements or public-access rights along it?Ownership can stop at a high-water line, a survey line or a seawall. A title search and survey answer this, not the listing.
- Is a dock, slip, lift or mooring included, and do the rights transfer to you?Docks can be shared, leased, assigned by an association or held under a permit that does not automatically transfer.
- What permits exist for the dock, seawall or other shoreline structures, and what would new work require?Shoreline work is often regulated by local, state and federal agencies.
- How much does the water level change by season, by tide or by reservoir management?Depth at a dock in one season can differ a lot in another.
- What does flood insurance cost for this property, and what does the current flood map show?Get a quote from an insurer or agent. A flood zone is not a premium, and no zone does not mean no risk.
- What maintenance does the shoreline need (seawall, bulkhead, riprap, erosion), and what has been done recently?Shoreline structures are expensive to repair; ask for records and inspection reports.
- How are water, sewer or septic, and power provided?Waterfront septic systems and wells can have extra rules and inspections.
- How do you reach the property by road year-round, and who maintains that road?Some waterfront roads are private, seasonal or shared.
- What local rules apply: rentals, docks, boat lifts, fences, tree removal, setbacks?Rules come from the town, county, state, lake authority or association and vary widely.
Printable due-diligence checklist · Ownership budget planner · FEMA Flood Map Service Center (official flood maps; look up the address yourself)
Guides and next steps
Listing courtesy of NY OUTDOOR REALTY LLC. Listing agent: Ethan Reynolds. Listings provided by MyStateMLS.
Listing last updated by the brokerage Oct 22, 2026, 12:00 PM UTC. Waterfront Homes last received MyStateMLS data Oct 29, 2026, 9:31 PM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.