$195,000
$30K PRICE DROP

776 Brainards Forge Rd Westport, NY 12993

Estimated payment $1,088/month

Total Views 2,431
3 Beds
2 Baths
1,120 Sq Ft
$174 Price per Sq Ft

Highlights

  • View of Trees or Woods
  • Corner Lot
  • Living Room
  • Wooded Lot
  • Eat-In Kitchen
  • Laundry Room

About This Home

THIS 7 ACRE PROPERTY HAS AN ADDITIONAL BUILDING RIGHT!! Rare opportunity to own a versatile rural property with room to live, grow, and build. This 80x14 manufactured home (2001) offers 3 bedrooms and 2 full baths in a roomy, livable layout -- in good condition and ready for your TLC.
Set on nearly 7 acres, the property transitions from a serene pine forest into an open field perfect for a large garden or the site of your future dream home. An additional building right lets you live in the manufactured home while building your forever home on the same parcel.
Already set up for homesteading -- multiple large, fenced areas are ready for dogs, chickens, or small livestock, and several outbuildings provide excellent storage for equipment and supplies.
The location is exceptional. Short walk from Boquet River fishing access, minutes from Champlain Area Trails, close to Meadowmount School of Music, and wrapped in the peace and quiet of true Adirondack countryside.
Space, privacy, and potential.

Listing Agent

Annie Mckinley

Annie McKinley Realty, LLC License #10351205133 Listed on: 05/01/2026

Property Details

Home Type

  • Manufactured Home

Est. Annual Taxes

  • $446

Year Built

  • Built in 2001

Lot Details

  • 6.94 Acre Lot
  • Property fronts a county road
  • Dog Run
  • Corner Lot
  • Wooded Lot
  • Back Yard Fenced

Parking

  • Driveway

Interior Spaces

  • 1,120 Sq Ft Home
  • ENERGY STAR Qualified Doors
  • Living Room
  • Views of Woods

Kitchen

  • Eat-In Kitchen
  • Free-Standing Gas Range

Flooring

  • Carpet
  • Vinyl

Bedrooms and Bathrooms

  • 3 Bedrooms
  • 2 Full Bathrooms

Laundry

  • Laundry Room
  • Dryer
  • Washer

Utilities

  • Forced Air Heating System
  • Heating System Uses Propane
  • 100 Amp Service
  • Drilled Well
  • Septic Tank
  • Internet Available

Additional Features

  • Pasture
  • Manufactured Home

Community Details

  • Pets Allowed

Listing and Financial Details

  • Assessor Parcel Number 56.2-3-35.001

Property Details

Home Type

Manufactured Home

Est. Annual Taxes

$446

Year Built

Built in 2001

Lot Details

6.94 Acres

Listing Details

  • Property Sub Type: Manufactured Home
  • Prop. Type: Residential
  • Lot Size Acres: 6.94
  • Road Frontage Type: County Road
  • Road Surface Type: Paved
  • Directions: Property is corner property where Steels Wood Rd and Brainards Forge Rd intersect. Driveway is on the right heading from E'town Wadhams Rd to Lewis Wadhams Rd.
  • Above Grade Finished Sq Ft: 1120.0
  • Body Type: Single Wide
  • Garage Yn: No
  • Structure Type: Manufactured House
  • Year Built: 2001
  • Financial Details School Taxes: 3.64
  • Financial Details Village Taxes: 442.55
  • Appliances Dryer: Yes
  • Washers: Yes
  • Appliances Refrigerators: Yes
  • School Taxes Description: Actual
  • Room Types:Living Room2: Yes
  • Village Taxes Description: Actual
  • Room Types:Laundry2: Yes
  • Special Features: None

Interior Features

  • Appliances: Dryer, Free-Standing Gas Range, Refrigerator, Washer
  • Has Basement: None
  • Full Bathrooms: 2
  • Total Bedrooms: 3
  • Door Features: ENERGY STAR Qualified Doors
  • Flooring: Carpet, Vinyl
  • Interior Amenities: Eat-in Kitchen
  • Living Area: 1120.0
  • Window Features: Aluminum Frames
  • Basement:None3: Yes

Exterior Features

  • Fencing: Back Yard
  • Lot Features: Back Yard, Corner Lot, Pasture, Wooded
  • View: Trees/Woods
  • Waterfront: No
  • Exterior Features: Dog Run
  • Other Structures: Kennel/Dog Run, Outbuilding, Shed(s)
  • Roof: Asphalt
  • Lot Features:Corner Lot: Yes
  • Lot Features:Wooded: Yes
  • Lot Features:Pasture2: Yes
  • Window Features:Aluminum Frames: Yes
  • Exterior Features:Dog Run: Yes
  • Door Features:ENERGY STAR Qualified Doors: Yes

Garage/Parking

  • Attached Garage: No
  • Parking Features: Driveway
  • Parking Features:Driveway: Yes

Utilities

  • Laundry Features: Laundry Room
  • Heating: Forced Air, Propane
  • Heating Yn: Yes
  • Electric: 100 Amp Service
  • Sewer: Septic Tank
  • Utilities: Electricity Connected, Internet Available, Other
  • Water Source: Well Drilled
  • Sewer Septic Tank: Yes
  • Heating:Forced Air: Yes
  • Heating:Propane2: Yes

Condo/Co-op/Association

  • Pets Allowed: Yes

Schools

  • Junior High Dist: Boquet Valley Central School

Lot Info

  • Lot Size Sq Ft: 302306.4
  • Parcel #: 56.2-3-35.001

Rental Info

  • Lease Term: ["Short Term Lease"]

Tax Info

  • Tax Annual Amount: 446.19

Map

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Property History

We collect this data history from publicly available records. To have your information removed, we recommend requesting removal directly through your county’s website.

Date Event Price List to Sale Price per Sq Ft
06/08/2026 06/08/26 Price Changed $195,000 -13.3% $174 / Sq Ft
05/01/2026 05/01/26 For Sale $225,000 -- $201 / Sq Ft
Source: Adirondack-Champlain Valley MLS

Source: Adirondack-Champlain Valley MLS

MLS Number: 207085

New York Essex County Westport 12993

776 Brainards Forge Rd, Westport, NY

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Listing Agent
Annie Mckinley
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Annie McKinley Realty, LLC
(518) 543-9732
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