For sale
$1,466,000
388 acresNo home reported
$3,774 per acre (asking price ÷ reported acres)
Agricultural land
- Barn
- Creek or spring
Emeryville RoadGouverneur, NY 13642
Listing courtesy of Timberland Realty · MyStateMLS #11994287
For sale
$1,466,000
$3,774 per acre: total asking price divided by the reported 388 acres. Not an appraisal or a bare-land value.
388 acres
0 Emeryville RoadGouverneur, NY 13642
Agricultural land · MLS 11994291 · Listed 49 days ago (Sep 15, 2026)
Agricultural land · Farm and ranch details
For sale: Listed for sale and available according to the MyStateMLS feed.
About this property
The jewel of this 388.4-acre, 'North Country' property, is the ~2 mile stretch of frontage on the Oswegatchie River. Much of the river's shoreline is accessible from woods roads and trails that originate from the year 'round Emeryville Road. Level, rolling, and slight slope, all describe the mostly wooded terrain features of this parcel. Native hardwoods and conifers, plantation pines and bedrock outcrops are all characteristics of the land above the river's edge. These woods have not been commercially thinned in a very long time. Most of the visible stumps found here and there throughout the forest were likely part of salvage operations and look to be 40+ years old. Predominate tree species include; sugar and red maple, basswood, black cherry, yellow birch, bigtooth and quaking aspen, apple, beech, hemlock, white, red and scotch pine and white cedar. Trees range in size from seedlings to large sawtimber, with majestic white pine mixed with hardwoods close to the river, an inviting mix to a wide range of birds and mammals. There is current and future potential for portions of the property to be utilized for the production of maple syrup, as there is a vigorous sugar maple component present. In addition, the diverse mix of hardwood and softwood trees, in all age classes found here, coupled with a comprehensive forest management plan, could provide a future owner with a stream of revenue from periodic timber harvests. Old house and barn foundations adjacent to partially open meadows, laden with wild apple trees, are testimony of the past agricultural use of the property. Piled rocks, barb wire, blazed and painted trees, and posters are historic evidence of where boundaries are believed to be, as no recent surveys of the property are available. An electric transmission line easement runs east-west, parallel to, and ~150 yards north of the river. A lease arrangement with a local hunting group ends on September 30th of this year. All rights transfer. Electric and communication utilities are located roadside. The size and shape of the property, with 4,250' of road frontage and ~11,500' of river frontage, create an excellent opportunity for development and subdivision. There are no zoning laws in the Town of Fowler. Numerous locations on the property with picturesque views of the river would make exceptional sites for secluded seasonal camps, or year 'round homes. The owner, of course, would have the first opportunity to choose the acreage, property configuration, and most desirable river frontage for future enjoyment. Building a rustic dwelling on the property might be the best way to fully experience all this property and surrounding area have to offer. Imagine waking up each morn to the sights and sounds of the river, rapids and waterfalls! What a thrill for those of you that work from home! There is approximately 67 acres of this parcel, without river frontage, on the north side of the Emeryville Road that is entirely wooded as well. The tree species mixture here is similar to the south side of the road, less the plantation pine and with fewer large sawtimber trees overall. Some firewood trees have been harvested in recent years. There is a small year 'round stream that flows from west to east that begins at the road and exits the property on the eastern boundary. I believe it to be too small for fish to thrive in. There is at least one location along the Emeryville Road with an existing woods road that has building site potential. Outdoor enthusiasts would have an opportunity to enjoy all their favorite recreational activities on this property, such as; canoeing or kayaking in sections of the river that offer fantastic views, camping, fishing by boat or from shore, big & small game hunting, hiking, jogging, biking, bird watching, cross-country skiing, snow-shoeing, plus dirt bike and ATV riding. Homesteading options might include; heating your dwelling with firewood cut from your own woods, off grid power generation, growing fruits and vegetables, beekeeping, maple syrup production, raising domestic animals for food, work, or for enjoyment such as horseback riding. Can you imagine having so many choices on your own property?
Description provided by the listing brokerage.
Farm and ranch details
Listing-reported, not independently certified. These details come from the listing's own fields and description. Farms and Ranches has not inspected the property, measured acres, tested soil or water, or reviewed permits. Confirm everything with Dan Empie of Timberland Realty and the right professionals.
| Listed here as | Agricultural landAgricultural land: Land the listing describes as farmed, grazed or cut for hay, with no home reported. Usable acres, water and access still need checking. |
|---|---|
| Why it qualifies | Agricultural use reported in the listing · How listings qualify |
| Reported use | Not stated in the listing |
| Total acreage | 388 acres (as reported) |
| Reported land breakdown | Not stated. Total acreage is not tillable or usable acreage; ask the agent and check the soil survey. |
| Home included | No home reported |
Reported buildings, water and land features
- Barn (listing description)
- Creek or spring (listing description)
- Timber or woods (listing description)
- Road frontage mentioned (listing description)
Not reported here and never inferred: yields, income, stocking rates or carrying capacity, water rights, transferable permits, organic certification, equipment or livestock included in the sale, and whether a building can be used or a site built on. Report a wrong classification.
Facts
- List price
- $1,466,000
- Status
- For sale
- Property type
- Land and lots
- Lot size
- 388 acres
- County
- St. Lawrence County
- MLS number
- 11994291
- Annual property tax
- $1,584
Facts are reported by the listing brokerage. Items not listed were not provided; that does not mean the property lacks them.
Location
The pin is the listing's reported coordinates and may be approximate. It is not a parcel boundary, and no soil, flood, wetland or access conclusion should be drawn from it. See more listings in Gouverneur.
Price and status history
Changes observed by Farms and Ranches in MyStateMLS data since Oct 30, 2026. This is not a public-record sales history; MyStateMLS does not publish sold prices.
Similar listings nearby
Listings of the same type in St. Lawrence County, priced within 40% of this listing ($879,600 to $2,052,400), newest first. Each one passes the same farm rules and display permissions on its own. See all matches
Buyer checklist
Questions worth investigating for any farm or ranch purchase. They are not claims that this property has a problem or meets any condition.
- Legal accessIs there deeded or recorded access to a public road, and are there easements across the land (or that the land relies on)?
- Water rights and wellsA well, pond, creek or irrigation system does not by itself establish a legal right to use the water. Ask for the water right, permit or registration documents and test the well.
- Leases and tenanciesAre there farm, grazing, hunting, CRP, oil and gas or wind leases? Some survive a sale or require notice before they end.
- Soil and usable landHow many acres can actually be cropped or grazed? Check the NRCS soil survey and get a current lab soil test for the use you plan.
- RestrictionsZoning, conservation easements, deed restrictions, HOA rules, floodplain and wetland rules can limit what you can do.
- Building conditionBarns, fences, wells and septic systems need inspection; a listed building may not suit a commercial or livestock use.
- UtilitiesPower, water, septic capacity, internet and road maintenance: who provides them and at what cost.
- What is included in the saleEquipment, growing crops, stored hay, livestock, irrigation equipment, permits and farm program contracts are often separate. Get it in writing.
Explore this area's farming resources
Regional guidance for St. Lawrence County, NY. It describes the area, not this property: it does not say this land suits any crop or use.
- Regional overview and local referrals for St. Lawrence County
- Cornell Cooperative Extension (county offices and local specialists)
- Cornell Soil Health Laboratory (soil testing) · other soil testing options
- NRCS Web Soil Survey (mapped soils; a map is not a soil test)
- All farm resources for New York
Guides and next steps
Listing courtesy of Timberland Realty. Listing agent: Dan Empie. Listings provided by MyStateMLS.
Listing last updated by the brokerage Sep 21, 2026, 1:17 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 8:01 AM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.