Big Brook Lodge

NY cabins for sale

Big Brook Lodge

ID: 11591406

Location: Florence, New York / Oneida County

Acreage: Lodge on 50 Acres

List Price: $449,900

NY cabins for sale Inquire Now

Property Overview

Welcome to Big Brook Lodge, Florence, NY — a truly one-of-a-kind property that has served as a family retreat since the 1950s. Set on 50 fully wooded acres and completely surrounded on all four sides by Big Brook State Forest, this property offers unmatched privacy and recreation. It feels like your own private resort — and it’s being conveyed fully furnished.

The Home

This spacious off-grid residence is fully self-sufficient, featuring a solar power system with circuit breaker panel, a drilled well, and a septic system. Comfort comes easy with two wood stoves, a propane-fired water heater and kitchen stove, and two 500-gallon propane tanks for convenience.

  • Expansive great room with wood stove opening to a screened porch
  • Full kitchen and dining area
  • Mudroom and half bath with laundry
  • Guest or in-law suite with full bath, living room, bedroom, kitchenette, and separate entrance

Second Level
A timber staircase leads upstairs to an open walkway overlooking the great room.

  • A fully finished, carpeted loft offers flexible space for a recreation room, home office, or studio.
  • Three large bedrooms and a full bath
  • Master suite with bedroom, sitting area, and private full bath
  • Each bedroom is individually keyed, offering potential to operate as an inn or retreat
  • Abundant closet and storage space throughout

Walk-Out Basement
The lower level includes a cozy living area with a wood stove and sliding patio doors opening to a covered outdoor patio. You’ll also find a workshop, storage area, and mechanical room.

Outbuildings and Outdoor Features

  • Generator shed for backup power
  • Attached garage with overhead door
  • Detached barn, filled with recreational equipment included in the sale: snowmobile, canoe, bush hog, lawn mowers, and tools. The barn’s covered wing is ideal for firewood storage.
  • Rustic one-room hunting cabin with stove — in need of light TLC, but usable with minimal effort
  • The 50-acre property is fully wooded with mature hardwoods and features an established 2-mile trail system perfect for hiking, ATV riding, or cross-country skiing. Enjoy the open sledding hill just off the side yard — a favorite winter pastime.

Located at the corner of Houlahan Road and Keefe Road, the property sits at the end of a 2-mile seasonal road that becomes a snowmobile trail in winter. A 1-acre parcel off the main road may be available separately — ideal as a staging or parking area for winter access.

Taxes are $3,130.44 per year. All the dollar amounts posted for property taxes are estimated annually. The adjusted tax figure is determined by calculating our sale price (as the assessed amount typically determined by the assessor), multiplied by the current town and county tax rate. Taxes are based on the tax rate multiplied by each $1,000 of assessed value. Please be advised that these estimates are calculated to be accurate but actual amounts may vary and assessments and tax rates are subject to change each year. Christmas & Associates is providing these estimates to provide customers with an expectation for annual real estate taxes but they cannot be guaranteed for absolute accuracy. 

Payments are $3,336 per month. Payment terms are based on 30% down, 9.75% fixed rate, 15-year term.

Information valid as of 7/8/26.

 

Inquire About This Property