Upstate homes, land & local market
Find your place. Understand your next step. I’m Carrie Smith with Krutz Properties, helping buyers and sellers across Montgomery, Fulton, Herkimer and Schoharie counties.
Jump to what you’re looking for:
Homes with acreage · Farms & hobby farms · Luxury & distinctive homes · Historic homes · Small-town homes · Recent sales
Homes with acreage
Explore homes with room for your plans. We will look at usable land, access, water, septic, terrain and zoning along with the house.
Browse Montgomery County homes with at least two acres
Browse Fulton County homes with at least two acres
Browse Herkimer County homes with at least two acres
Browse Schoharie County homes with at least two acres
To browse another county or town, change the Location field. Adjust the acreage to fit your plans.
Farms & hobby-farm possibilities
Look for properties that fit how you hope to use the land, whether you want an operating farm, pasture, a barn or a smaller homestead. MLS categories vary, so acreage searches can help identify possibilities that need a closer look.
Browse Montgomery County Farm/Ranch listings
This search uses the MLS Farm/Ranch category and may show no matches. Also use the broader homes-and-land search and acreage options above; properties with farm potential may appear in other categories. Confirm each property’s suitability for your intended use.
Useful starting points:
- USDA Farm Ownership Loans
- USDA resources for beginning farmers
- New York agricultural districts
- New York agricultural resources and funding opportunities
For each property, verify permitted uses, water, drainage, access, outbuilding condition and any leases or restrictions. Ask your lender which financing fits the property and your plans.
Research the land and your farm plans
Start with how you want to use the property: gardens, animals, hay, a farm business or a mix. Compare usable acreage, fencing, water access, equipment access and the buildings your plans require.
- USDA Web Soil Survey: explore soil information as a starting point for land-use research.
- Cornell Cooperative Extension Fulton & Montgomery: connect with local educational resources and agricultural contacts.
- Cornell Cooperative Extension Herkimer agriculture: find resources for the county’s farming community.
- Cornell Cooperative Extension Schoharie & Otsego agriculture: explore research-based farming education and resources.
- Montgomery County Soil & Water Conservation District: ask about conservation programs and technical assistance for your land.
- New York agricultural district maps and information: start researching district boundaries, then confirm the parcel’s current status with the county.
- New York agricultural assessment information: review the program and ask the local assessor about eligibility, applications and the effect of your intended use.
Bring questions about leases, access rights, boundaries and existing farm arrangements to your attorney. For proposed buildings or land changes, confirm requirements with the responsible local offices. Soil maps and a listing description are starting points; arrange property-specific inspections and testing for your plans.
Read my country-home and acreage guide for more help comparing the land and the house.
Luxury & distinctive homes
What could your budget buy upstate? Explore more space, architectural character, acreage, privacy or the amenities that matter to you. We will compare actual properties and ownership costs, including taxes, heating, insurance and maintenance.
Browse homes priced at $500,000 and above:
These are price-filtered searches from the available MLS feed. A price threshold does not establish luxury quality; individual properties need to be reviewed for the features you want. Adjust the price to match your budget.
Buyer resources: Compare mortgage Loan Estimates · Understand property flood risk
Compare the features you will use every day
A beautiful porch, a thoughtful renovation, room for guests or a private setting may be what draws you in. Choose your three most important features, then compare each home with the way you want to live.
- Rooms and layout: How will you use the bedrooms, workspaces and gathering areas? Think about stairs, storage and space for visiting family or friends.
- Land and setting: How much of the acreage fits your plans? Consider outdoor living areas, driveway access and the time you want to spend maintaining the grounds.
- Details and condition: Ask about renovation records, materials and the age of major systems. Plan inspections that fit the house and its features.
- Everyday connections: Check internet service at the exact address and try the drives you expect to make regularly.
- Ownership costs: Request available tax bills, utility history and service records. Get insurance quotes and estimates for the upkeep of features such as pools, barns, long driveways or multiple heating systems.
Build a shortlist that fits your budget
Send me your price range and the details you are hoping for—architectural character, a view, a workshop, room for guests or something else. I’ll help you compare available properties and organize useful tours. We can also discuss nearby closed sales that are relevant to each property’s size, condition, location and land.
Start with my budget-and-wish-list guide. If you are traveling here to look, plan your Mohawk Valley house-hunting trip before scheduling your visit.
Historic & older homes
Explore older houses with character. In the property search, choose House and set the maximum Year Built to 1940 to start with older homes. Construction year does not establish a formal historic designation. We will look at roofs, foundations, heating, electrical systems and maintenance alongside the details you love.
Village & small-town homes
Choose a town, property type and budget in the live search. Compare taxes, utilities, upkeep and location with the way you want to live.
What sold near you?
Browse closing dates and sold prices from the last six months. These searches include properties represented by different agents and brokerages. They show sold listings available in the MLS feed and may include mailing-address areas beyond village boundaries.
For another town, change Location. To see a longer period, open Filters and change Sold Date to Last 1 year.
Thinking about buying or selling?
Recent prices are a starting point. Condition, location, acreage and property type affect which sales are useful comparisons. Let’s talk through what the local market means for your own plans.