76 East Higley Road was lovingly built by the Seller's late husband. The home has 2 bedrooms and 1.5 baths. The woodwork, the built ins were custom built by the Seller's husband as well as the kitchen and bathroom cupboards. There is a wonderful sunroom that has plenty of natural light that leads out to an attractive deck. Attached to the home is an oversized 2 car garage with a workshop. There is also a third stall with overhead door to house your lawn, snow equipment, 4 wheelers etc. There is also an outbuilding. The large, dry and clean basement has room for plenty of storage with shelving throughout. The Seller states that any clearing to the near water needs to be cleared with the DEC. All of this is found on 10.9 acres. The biggest bonus is that there is approximately 736' of waterfront on Higley Flow. Some of the waterfront is reedy with low brush. The sellers did have a pontoon boat and dock, but the river front will need to be cleared.
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Refinance
$0
Est. cash available
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Market trends in 13625, NY
Last updated August 2026
Sale-to-List Price
85.0%
+2.6% MoM
Median sale price
$120K
$55K MoM
Avg. days on market
188d
5 days MoM
Recently sold homes
3
1 MoM
Provided by Redfin
Sale history for 76 E Higley Rd
Date
Event
Price
Public Records
Nov 22, 2022
Sold
$205,000
$143/sq ft
SLCMLS #47501
Nov 22, 2022
Sold
$202,500
$141/sq ft
Sep 12, 2022
Listed
$215,000
$150/sq ft
Year
Property tax
Land + Additions
Assessment*
2026
$5,342
$57,715 + $105,100
$162,815
2025
$5,342 (+7.3%)
$57,715 + $105,100
$162,815
2024
$4,979 (+1.3%)
$57,715 + $105,100
$162,815
2023
$4,915 (+20.6%)
$57,715 + $105,100
$162,815
2022
$4,075 (−0.1%)
$31,400 + $105,100
$136,500
2021
$4,079 (+29.0%)
$31,400 + $105,100
$136,500
2020
$3,163 (+5.3%)
$31,400 + $105,100
$136,500
2019
$3,005 (+1.5%)
$31,400 + $105,100
$136,500
2018
$2,960
$31,400 + $105,100
$136,500
Tax history for 76 E Higley Rd
Year
Property tax
Land + Additions
Assessment*
2026
$5,342
$57,715 + $105,100
$162,815
2025
$5,342 (+7.3%)
$57,715 + $105,100
$162,815
2024
$4,979 (+1.3%)
$57,715 + $105,100
$162,815
2023
$4,915 (+20.6%)
$57,715 + $105,100
$162,815
2022
$4,075 (−0.1%)
$31,400 + $105,100
$136,500
2021
$4,079 (+29.0%)
$31,400 + $105,100
$136,500
2020
$3,163 (+5.3%)
$31,400 + $105,100
$136,500
2019
$3,005 (+1.5%)
$31,400 + $105,100
$136,500
2018
$2,960
$31,400 + $105,100
$136,500
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Beds
2
Baths
1.5
Stories
1
Lot width
679 ft.
Lot depth
—
Lot size
10.9 Acres
Year renovated
—
Sq. Ft.
1,432
Year built
1987
Style
Vacant Land
County
St. Lawrence County
APN
402800A10500300040030010000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 10, 2026.
Property details
Parking
Parking/Garage Information
Has Garage
Has Attached Garage
# of Garage Spaces: 2
Parking Features: Garage Door Opener, Concrete, Attached
Interior
Bathroom Information
# of Full Bathrooms: 1
# of Half Bathrooms: 1
Heating & Cooling
Heating: Electric, Forced Air, Oil
Interior Features
Interior Features: Pantry
Window Features: Insulated Windows
Appliances: Electric Water Heater, Dryer, Washer, Microwave, Refrigerator, Electric Cooktop
Flooring: Carpet, Laminate
Room Information
# of Rooms Total: 6
Exterior
Exterior Features
Patio And Porch Features: Deck
Roof: Metal
Building Information
# of Stories Total: 1
Construction Materials: Vinyl Siding
Property Features
On Waterfront
Waterfront Features: River Front
Property Information
Property Type: Residential
Lot Information
Lot Features: Waterfront
Frontage Length: 679
Water Body Name: Higley Flow
Lot Size : 386 x 292 x 303 x 544 x 724 x 1539
Lot Size Acres: 10.9
Financial
Tax Information
Tax Annual Amount: $3,164.38
Utilities
Utility Information
Water Source: Well
Utilities: Cable Available
Sewer: Septic Tank
Location
Schools Information
School District: Colton-Pierrepont Central School District
Location Information
Directions: From Potsdam, take SH 56 to Colton. Take the first right after the store. This is the East Higley Road. From Canton, take SH 68 to Colton, make a right onto SH 56. Then take the first right onto East Higley Road. The property is on the right. Look for the real estate sign.
Public facts
Beds: 2
Baths: 1.5
Sq. Ft.: 1,432
Stories: 1.0
Lot Size: 10.9 acres
Style: Vacant Land
Year Built: 1987
Year Renovated: —
County: St. Lawrence County
APN: 402800A10500300040030010000
Home facts updated by county records on Aug 10, 2026
Around this home
Schools
Colton Pierrepont Central School
Public PreK-12 • Assigned • 1.4mi
7/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
1/10 Heat Factor
7 days above 91° expected this year, 15 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
1/10 Air Factor
0 unhealthy days expected this year, 0 days in 30 years
Provided by First Street
Historical weather
Colton, NY • 13625
Average low and high temperatures (°F)
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43
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35
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61
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73
52
59
40
42
30
30
14
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Sun exposure
In this area, properties receive around 8.2 hours in
June and 2.2 hours in December, placing it below the
U.S. average for solar exposure.