Balsam Woods at Merrillsville

We invite you to come and live in one of the Adirondacks newest woodland communities. Enjoy life in a quiet green lifestyle in a private wooded environment with restrictive covenants designed to protect and preserve this unique community and its rural setting.

Once a 19th century thriving rural hamlet, Merrillsville, located in the Town of Franklin near the intersection of NYS Route 3 and County Route 26, is now being reborn as a 21st century community for those who enjoy quiet life in a peaceful rural wooded setting.

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The diversely wooded homestead lots range in size from 5 to 70 acres and afford you the opportunity to create your own family estate in the location of your choice in the 450- acre Phase 1 and 2 of this 700 acre preserve. A new 60-foot wide, two-lane gravel road, extending 1 1/2 miles into the pristine forestland provides access to 18 of 22 lots. The remaining 4 lots are located on County Route 26, a town road. In the spring of 2025, the 1 1/2 mile road will also become a Town of Franklin road. All electric and phone services have been installed underground along the road. For the active outdoor enthusiast, there are 1000s of acres of state forest preserve in the immediate area with miles of trails for hiking, rivers, streams, and ponds for fishing, and groomed trails for snowmobiling and cross-country skiing. There are presently 1 new home, 3 homes under construction and 4 other homes planned in the near future. Come and take a look at our various size lots and become a new neighbor while there are still several lot choices

While you have the opportunity to choose your home design and builder, we will be happy to recommend capable contractors for every phase of your construction project. Owner financing possible for qualified buyers with 25% down payment. Inquire about terms and details.

Lot	Size	Description	Listing Price
1	8.0 acres	n/a	Sold
2	20.14 acres.	Nearly square lot with 950' road frontage. Flat with gentle downhill slope at rear. Spruce, balsam and pine woods.	Sold
3	15.52 acres	Triangle shape with 1400+' road frontage. Mostly flat with some open areas. Mix of spruce, balsam and hardwood trees.	Sold
4	34.38 acres	1700' deep lot with 850+' road frontage. Flat to gentle sloping and nice mix of mature hardwoods and balsam trees.	$120,000
5	33.07 acres	1700' deep lot with 860+' road frontage. Flat to gentle downhill slope from the road. Large, mature mix of trees.	$120,000
6	31.16 acres	1000+' deep lot with gentle downhill slope from 1100+' curve road frontage. Mix of trees with mostly hardwoods. A small artesian spring in back of the lot.	$110,000
7	50.68 acres	n/a	RESERVED
8	69.60 acres	Very large uphill lot at end of the road with 90' road frontage. Highest part of the subdivision with some views and it is adjacent to 1000's of acres of State land.	$220,000
9	24.37 acres	1700' deep uphill sloping lot with 600+' road frontage. Mostly all hardwood trees and potential views of hills to the north and east.	Sold
10	16.01 acres	Uphill sloping hardwood lot with 575+' road frontage. Old farm lot with stone fences and building sites with possible east views	Sold
11	12.73 acres	Flat to gentle sloping lot with 550+' road frontage. Old stone fences and very nice building sites where old farm was. Mostly hardwood trees.	Sold
12	12.28 acres	Flat to gentle sloping lot with 600+' Road Frontage. Approximately 850' deep and mostly hardwood trees throughout. Many nice building sites.	Sold
13	11.55 acres	Gentle uphill sloping lot with 600+' road frontage. Hardwood trees throughout. Nice cleared 1 lane road and many very nice building sites.	Sold
14	12.25 acres	This is a terraced lot with two elevations for building. 680+' road frontage and a very nice mix of mature hardwood and softwood trees. Potential for some views	Sold
15	41.42 acres	Large, mostly flat lot with open field of approx. 10 acres in the center, with mix of hardwood and softwood trees around the field. Entrance driveway into the field allowing direct access. 700++ road frontage.	$125,000
16	9.5 acres	Completely wooded lot with balsam and pine trees. Very flat with easy access and 500+ road frontage.	$40,000
17	8.16 acres	Completely wooded lot with balsam and pine trees. Existing driveway into the center of the flat lot. 500+ road frontage.	$40,000
18	7.57 acres.	Attractive west-facing lot with open grass area across the entire 500+ road frontage transitioning into young white birch forest and then into balsam and pine forest in the back half of the lot.	$40,000
19	11.24 acres.	Large balsam and pine forest lot with 754+ frontage on County Route 26. This lot is approx. 800+ deep and would allow ultimate privacy if desired.	SOLD
20	8.92 acres	This large lot has 488+ frontage on County Route 26 and an open grass area along the front and then transitions into gentle uphill slope with younger mix of maple, birch, balsam and pine trees. Very desirable building lot with access over a shared private road on the easterly property line.	$50,000
21	5.35 acres	This mostly balsam and pine forested lot has 315+ frontage on County Route 26. An electric distribution line crosses the front part of the lot and is partially located behind a town cemetery. Access to the private site for your new home is over a shared private road on the westerly property line.	$45,000
22	5.94 acres	Balsam and pine forested lot with 377+ road on County Route 26. Overhead electric distribution line crosses the property, creating a wooded building site on each side of the electric line.	$35,000

Distance to Balsam Woods:
25 miles from Whiteface Mtn. · 26 miles from Lake Placid
35 miles from Plattsburgh · 30 miles from Malone
75 miles from Montreal · 160 miles from Albany
310 miles from New York City.

Email for More Information

Return to the top or click on the following link to view the Restrictive Covenants of Balsam Woods, Phase I.

Call 1-518-891-4343

Locate Sandy Hayes Realty

Sandy Hayes Realty

PO Box 288 · 206 River Road · Bloomingdale, New York 12913
518-891-4343 · Cell: 518-524-4343
Email: sandy@sandyhayesrealty.com