173 Reed Ln, Boonville, NY, 13309
About This Home
Charming year-round, two-bedroom, one bath cottage with 100 feet of waterfront on the Black River. This inviting retreat offers easy stair access to the water's edge- ideal for swimming, canoeing, kayaking, and entertaining along the river. Thoughtfully updated in 2021, the home features comfortable living spaces designed for all season enjoyment. A three-season screened-in porch provides a peaceful setting to unwind, while the adjoining deck creates seamless indoor-outdoor flow for gatherings and summer evenings. A seasonal bunkhouse offers additional guest accommodations. The detached garage provides ample space for vehicles and equipment. A lean- to off from the garage, paired with a fire pit, creates an additional sheltered space that enhances the outdoor experience. With Boonville Power service, nearby snowmobile trail access, and proximity to village amenities, this Black River cottage delivers convenient, year-round waterfront living.
Getting Around
Car-Dependent
Very Limited Transit
Somewhat BikeableSchools
Construction
Condition
- Property condition: Updated/Remodeled
- Year built: 1955
Materials
- Foundation: Pillar/Post/Pier
- Roof: Metal
- Construction materials: Frame,Wood Siding
Type & Style
- Home type: SingleFamily
- Architectural style: Cottage
- Property subType: Single Family Residence
Interior
Appliances
- Appliances included: Electric Range,Refrigerator,Washer/Dryer
- Laundry features: In Bathroom,Main Level
Basement
- Basement: Crawl Space
Bedrooms & Bathrooms
- Bedrooms: 2
- Bathrooms: 1
- Full bathrooms: 1
- Main level bedrooms: 2
Features
- Eat-in Kitchen,Storage
- Flooring: Laminate
- Finished area below ground: 0
- Finished area above ground: 996
Heating
- Heating features: Baseboard,Electric
Interior Area
- Total structure area: 996
- Total interior livable area: 996 sqft
Property
Details
- Parcel number: 23.004133
Features
- Levels: One
- Stories: 1
- Patio & porch: Deck,Porch,Screened
- Exterior features: Fire Pit,Storage
- Has view: Yes
- View description: Forest,River
- Has water view: Yes
- Water view: River
- On waterfront: Yes
- Waterfront features: River Access,River Front
- Frontage type: River
Lot
- Lot size: 0.41 Acres
- Features: Many Trees,Waterfront
Parking
- Total spaces: 1
- Parking features: Driveway,Garage Faces Front,On Site
- Has garage: Yes
- Attached garage spaces: 1
- Covered spaces: 1
- Has uncovered spaces: Yes
Climate Risk is Financial Risk
Every home has a financial story beyond the listing price. Below, you’ll see the climate risks that could affect this property — and in Bills & Affordability, how those risks may influence repairs, insurance, utilities, and long-term value.
Biggest Threats for This Home
- Winter Weather
- Cold Wave
- Inland Flooding
- Ice Storm
- Lightning
- Strong Wind
How This Home’s Risks Compare
FEMA Declared Disasters in Oneida County and New York
Understanding the Costs
Financial advisors generally recommend spending no more than 30% of your gross household income on housing costs. In practice, many households stretch to 35% or beyond — especially in high-cost markets.
Estimated Costs Today
| Monthly | Annual | |
|---|---|---|
| Mortgage | $1,352 | $16,224 |
| Home Insurance * | $136 | $1,632 |
| Property Taxes | $385 | $4,620 |
| Electricity | $246 | $2,954 |
| Total | $2,119 | $25,428 |
Income You'd Need if You Spent...
New York FAIR Plan Programs
How Costs Could Change Over Time
Climate risk is quickly impacting all of the major home ownership costs. Adjust the growth rates and percentage of income spent on housing below to see how your housing costs could change over the next 10 years — and what income you'd need to keep up.
Comparing Against the Market
Price Per Sq Ft
vs Other Active Listings
Avg $/sqft
vs Homes Sold Last Month
Median $/sqft
Current Market Trends
Median Price Per Square Foot
The median price per square foot of homes sold in this area each month. Compare this to this listing's price per square foot to gauge whether the home is priced in line with recent sales.
Historicals for This Listing
Zestimate History ($/sqft)
Price History
| Date | Event | Price |
|---|---|---|
| 2026-04-01 | Listed for sale | $275,000 |
| 2021-05-10 | Sold | $159,000 |
| 2021-03-09 | Pending sale | $156,900 |
| 2021-03-02 | Listed for sale | $156,900 |
For Sale by Agent
View on Zillow