Thinking of buying a camp in the Adirondacks? There’s nothing quite like owning a camp inside the Blue Line of the Adirondack Park. Whether you’re looking for a rustic cabin tucked away in the pines or a lakefront getaway to enjoy sunny dock days and fire pit nights, finding a mountain escape is a dream for many. However, purchasing a camp is very different than a home, so consider our expert tips on buying a camp in the Adirondacks before starting your search.
During your search you will discover that buying a camp isn’t the same as buying a traditional home. As an agency who works with buyers every season, we can tell you there are some unique things you’ll want to keep in mind before signing on the dotted line. Read our expert ADKPP advice on tips for buying a camp in the Adirondacks.
8 Tips for Buying A Camp in the Adirondacks
1. Decide on Your Camp Style
As you are starting your search, determine what style of camp you are looking for. Are you dreaming of a backwoods, off-grid cabin or a fully insulated year-round camp on a lake? The style of camp you are interested in affects the pricing of the property. Throughout the Adirondacks, the term “camp” or “lodge/loj” can mean a lot of different things. These terms will generally cover everything from seasonal hunting shacks with outhouses to well-appointed second homes.
Be honest about what kind of experience you’re looking for, and make sure your agent understands that vision. Also, depending on your price range, try to be open to surrounding areas in order to up your chances of finding the property that perfectly suits you. You may even find a property that that you would have missed by focusing only on one community.
2. Understand Seasonal vs. Year-Round Access
Depending on the region of the Adirondacks you are searching, you may find that many Adirondack camps are seasonal, which means they may not have winter road access or year-round utilities. If you plan to use your camp in the colder months, make sure to ask:
- Is the road plowed in winter? This will help you figure out how you will access the camp. Depending on the road, there may be access to part of it while the end of the road does not have access. Another variation you may find is a parking area where the road plowing ends and the property owners may snowshoe, cross country ski or snowmobile into their cabins.
- Is the water supply year-round? If you plan on using the property during winter, find out if the water supply is year round. If not, you will have to bring in water to the camp in order to do your every day functions.
- Is the septic system insulated or heated? You will want to understand the heating and insulation of the property to ensure the septic system lines do not freeze or break when in use.
If you are looking at seasonal style camps with the idea of upgrading, it is possible, but can be costly. There can be additional costs of getting materials to the location, whether up a steep mountain road or boat access only, that will factor into cost of these upgrades. Also, if you are planning on making a more seasonal property into a year round property, you will have to figure out the aspects needed in order to bring it to a comfortable living standard as winters can be harsh in the Adirondacks.
3. Get Familiar with Adirondack Park Agency (APA) Regulations
Unlike other rural areas around New York state, the Adirondacks are governed by the APA or the Adirondack Park Agency. The APA regulates land use, building, and development, even on private property. Regulations ensure that areas are not over built or built incorrectly to ruin the natural beauty and wildlife of the Adirondacks. Before making any changes or additions on your property (like adding a dock or clearing trees), you may need a permit to move forward. An experienced real estate agent should be able to guide you or refer you to the right resources in order to make the process as smooth as possible.
4. Check the Water Source and Septic System
Similar to most home purchases that are not on a community system, check the water source and septic system. Water and septic systems in camps can range from modern to makeshift. Ask:
- Is there a drilled well, a shared spring, or drawing from the waterway? As you are looking at property, find out how it is pulling water. In our region, you will find drilled wells, shared springs or even drawing water from the lake. Each of these will have their own methods of filtration in the home. You may want to get systems checked by the water department to ensure that it is safe for consumption.
- What type of septic system is in place? Depending on the style of camp you are looking for, there may be various systems in place from an outhouse to a gravity or alternative style septic system.
- When was it last inspected? This will be a major question when it comes to finding the right camp. These systems should be inspected every few years to ensure proper functioning and maintenance.
Once you have found the perfect property, have a good inspector go through the property unless you have solid working knowledge of the systems in place. A good inspection can save you from unpleasant surprises later.
5. Ask About Lake Rights and Shoreline Access
If lakefront living is your goal, be sure that you understand exactly what you’re getting. Throughout our region, there are a variety of lakefront style properties including camps on the water and deeded access to the lakes. Many of these deeded lake access properties will have limitations on what you can do. This includes not building a dock or launching a boat. Ask about:
- Deeded lake rights? – If the property you are looking at is off the lake, find out where the deeded lake rights are. Some of these areas are easier to find than others, so you will want to go down to view the area.
- Shared access agreements? – Once you have found the area, find out what you are allowed to do in the area. Some areas will have beaches, docks, places to put in a kayak or an area to put in your boat.
- Restrictions on motorboats or jet skis? – The final thing you may want to check is what water vessels are allowed on the lake. Most lakes are pretty open to all vessels in our region, but you will find some that are more paddle focused, non-motorized or no jet skis.
When the camp is on the waterfront, it is also worth checking shoreline erosion and weed growth depending on the lake or pond. If you are interested in some deeded lake access properties, areas like Saranac Inn and Loon Lake provide some great options. Camps like these include access to enjoy the lakefronts with the residence located only a short distance away. This is a great way to find a property that’s a little more affordable, while still having a private shoreline feeling.
6. Consider Power Options (Or Lack Thereof)
As you are searching for your camp, determine what type of power options you are looking for. Are you looking to be part of the main grid or get completely off grid? The main grid provides a more hands off and easier opening of the camp. Off-grid camps in our region often rely on:
- Generators
- Solar panels
- Propane appliances
These three factors will come with the additional work, including restocking fuel so appliances and generators can run. Depending on the roadway, you may have to do your own deliveries to the property as large fuel trucks may not be able to access the areas. Some buyers love the unplugged experience, while others are looking for an easier setup and breakdown. If you plan on using the camp as a remote workspace at times and need reliable power and Wi-Fi, focus on more developed areas or be ready to invest in upgrades.
7. Budget for Maintenance and Repairs
Another aspect to budget for is maintenance and repairs. Depending on how often you plan to use the camp, plan on winterizing costs. This can include turning off the water, coating the pipes, covering furniture, and fully closing everything down to make sure everything doesn’t freeze. Additionally, weather and nature can be hard on buildings from snow load, critters, moisture, and general wear and tear. Depending on the year’s snow load, you may need to find a way in to the camp to clear snow off the roofs.
Even if your new camp is in great shape, you should expect annual maintenance costs. Winters in the Adirondacks are harsh with quicker wear and tear on the roofs, decks, and foundations than milder climate areas. Be sure to give regular attention to the property in spring and fall to get a handle on potential issues that could get worse.
8. Work with a Local Real Estate Agent
When it comes to buying a camp in the Adirondacks, there can be multiple variables that affect how the sale will go. Unfortunately, this isn’t like buying a house in the suburbs. An experienced local real estate agent will know how to navigate through variables from roads and waterways to regulations associated with the property. Living and working in the region, local agents have a good idea of potential properties that could fit your lifestyle. They may even show you a few that you were unaware of, and could also hear about listings before they hit the market. This knowledge can help make the purchase process simpler and make your offer look stronger versus others.
Owning a camp in the Adirondacks can be one of the most rewarding investments you ever make, both financially and in terms of quality of life. There is nothing better than waking up to loons calling, fishing off your own dock, and cozying up by a woodstove on cool evenings as the fall chill arrives. It’s magical area to refresh and re-balance while surrounded by nature.
One of our biggest tips for buying a camp in the Adirondacks is to go in prepared. Ask the right questions, and don’t be afraid to lean on an experienced local agent (like ours at ADKPP!) to help guide you through the process.
We would love to help you find your perfect spot in the Adirondacks. Whether you’re just getting started or ready to schedule some showings, contact us to get expert advice an guidance. Let us help make your North Country dream a reality. Call Adirondack Premier Properties today at 518-523-3333!