Small Homes

Discover the charm of cozy living with our selection of small homes. Explore our listings to find the ideal small home that fits your lifestyle!

$169,900

1 Bed

1 Bath

Henderson

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Coming soon! Check out this brand-new, turnkey mobile lakeside Double Decker, perfectly situated on the picturesque shores of Henderson Bay, Lake Ontario. This fully furnished 1-bedroom, 1-bathroom mobile cottage is ready for you to enjoy. It features an open-concept living and kitchen area with granite countertops, stainless steel appliances, and sleek white cabinetry. The home is climate-controlled with modern mini-split units offering both air conditioning and heating. Innovative upper and lower deck offering 260 SF of outdoor living space. The property includes access to private docks, a clubhouse, and on-site laundry facilities. As a bonus with a 2nd year commitment, the cottage comes with the full 2025 season—valued at $3,250—which covers public water, septic, and trash services. Nestled in a peaceful, well-maintained RV resort community, this property is the perfect choice for a serene lakeside escape, whether for seasonal living or a vacation retreat. The resort also offers a rental pool option, allowing you to earn passive income when you’re not using your cottage. Call today! https://willowsonthelake.com/

$119,900

1 Bed

1 Bath

Henderson

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Experience this new, turnkey mobile lakeside retreat, located on the stunning shores of Henderson Bay, on Lake Ontario. Fully furnished and ready to enjoy, is this 1-bedroom, 1-bathroom mobile cottage that includes a cozy loft and an open-concept living and kitchen area that has quartz counters, stainless appliances including a wine fridge, sparkling white cabinetry, and breathtaking views of the bay. The home is climate-controlled with modern mini-split units providing both AC and heat. Enjoy stunning sunsets and access to private docks, a clubhouse, and on-site laundry facilities. With a second year commitment, there is the added bonus of a full 2025 season —a $3,250 value which also covers public water, septic, and trash services. Nestled in a quiet, well-maintained mobile home community, this property is the ideal choice for a peaceful lakeside getaway, whether for seasonal living or a vacation escape. Call today! https://willowsonthelake.com/

$119,900

2 Bed

1 Bath

Henderson

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Experience this new, turnkey mobile lakeside retreat, located on the stunning shores of Henderson Bay, on Lake Ontario. Fully furnished and ready to enjoy, is this 2-bedroom, 1-bathroom mobile cottage that includes a cozy loft and an open-concept living and kitchen area that has quartz counters, stainless appliances including a wine fridge, sparkling white cabinetry, and breathtaking views of the bay. The home is climate-controlled with modern mini-split units providing both AC and heat. Enjoy stunning sunsets and access to private docks, a clubhouse, and on-site laundry facilities. With a second year commitment, there is the added bonus of a full 2025 season —a $3,250 value which also covers public water, septic, and trash services. Nestled in a quiet, well-maintained mobile home community, this property is the ideal choice for a peaceful lakeside getaway, whether for seasonal living or a vacation escape. Call today! https://willowsonthelake.com/

$200,000

1 Bed

1 Bath

Sidney

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Year-Round DELAWARE COUNTY WATERFRONT COTTAGE with Endless Potential. Escape to your own slice of paradise along the picturesque SUSQUEHANNA RIVER! This affordable, all-season cottage blends classic camp life with modern upgrades, offering a unique opportunity for full-time living, a peaceful vacation retreat, or a profitable rental investment. This one-bedroom haven features an open-concept living area with a beautifully updated kitchen, new appliances, and electric heating-all framed by breathtaking river views from both the enclosed porch and covered patio. Set on a thoughtfully landscaped lot with local bluestone steps and retaining walls, the home welcomes you into a world of tranquility and natural beauty. Recent upgrades include: newer electrical and plumbing systems, renovated kitchen with modern finishes, private floating dock, ideal for canoeing or kayaking adventures. Additional highlights: charming two-story barn/garage with generous storage, riverside garden shed and a finished studio building, perfect for an artist's retreat, guest suite, or home office, terraced yard and 2024 survey. Perfect central location, easy I-88 access, 15 minutes from Oneonta, providing convenient access to colleges, medical facilities, dining, arts, and entertainment. Whether you're looking for a weekend getaway or your next chapter in riverside living, this one-of-a-kind property offers inspiration, comfort, and endless potential. Don't miss your chance to own a waterfront dream!

$64,900

1 Bed

1 Bath

Arcadia

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This cozy cottage provides wonderful views, fishing, boating, kayaking, epic sunsets and is located in the wide waters of the historic Erie Canal. Those are simply a few highlights that make this a great option for that get away you seek. This place also comes fully furnished. The public boat launch/ park is within 1/4 miles away that can be seen from your deck and this property comes with its own boat launch area for smaller boats... Patio, deck, dock, shed, your own boat hoist and dock, area for cooking/ picnic, or even having a canal side campfire are great extras. In addition to the dock, ability to also hook up your boat to the deck and hop right off and into sunroom is an option. Ability to connect to public water is also brought into close vicinity of the cottage. Listing agent is the owner/ seller.

$200,000

1 Bed

1 Bath

Sidney

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Year-Round DELAWARE COUNTY WATERFRONT COTTAGE with Endless Potential. Escape to your own slice of paradise along the picturesque SUSQUEHANNA RIVER! This affordable, all-season cottage blends classic camp life with modern upgrades, offering a unique opportunity for full-time living, a peaceful vacation retreat, or a profitable rental investment. This one-bedroom haven features an open-concept living area with a beautifully updated kitchen, new appliances, and electric heating—all framed by breathtaking river views from both the enclosed porch and covered patio. Set on a thoughtfully landscaped lot with local bluestone steps and retaining walls, the home welcomes you into a world of tranquility and natural beauty. Recent upgrades include: newer electrical and plumbing systems, renovated kitchen with modern finishes, private floating dock, ideal for canoeing or kayaking adventures. Additional highlights: charming two-story barn/garage with generous storage, riverside garden shed and a finished studio building, perfect for an artist’s retreat, guest suite, or home office, terraced yard and 2024 survey. Perfect central location, easy I-88 access, 15 minutes from Oneonta, providing convenient access to colleges, medical facilities, dining, arts, and entertainment. Whether you're looking for a weekend getaway or your next chapter in riverside living, this one-of-a-kind property offers inspiration, comfort, and endless potential. Don't miss your chance to own a waterfront dream!

$79,000

1 Bed

1 Bath

Otsego

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Fixer upper with great potential or build a new home on a 1.25 acre lot in Cooperstown School District near Fly Creek stream. The oversized garage was built in 2000 complete with electric, insulation and a poured concrete floor. The current home has significant water damage and is being sold as is. There is a drilled well with a new pump and a 200 amp electrical service. Great opportunity with endless possibilities await. Call today for a showing!

$59,900

1 Bed

1 Bath

Sodus

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Well maintained Catalina Coachman with Sunroom, Deck and shed. Large lot with on site parking. Beautiful location in White Birch Park open April through October. Greenspace and Pool adjacent. Two large Club Houses with Kitchens and Laundry. Bath House on Site. Lake Ontario views. Close to Sodus Point Village, shopping, parks, restaurants and marina. www.whitebirchpark.org

$129,995

2 Bed

0 Bath

Osceola

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This 16 x 20' "Hemlock-style" cabin was built by our own camp crew 4 years ago. The finished cabin has one bedroom and a sleeping loft with wood laminate flooring and a kitchen area. A woodstove provides heat with a generator for electricity. The camp is turnkey for off-grid use and has an outhouse but no well or septic system. The property is mostly wooded with mature beech, maple, cherry and birch forest and over a thousand acres of state hunting grounds are within a 10-minute walk. The 5 acres offers frontage on a seasonal town road with direct access to the NYS network of groomed snowmobile trails. Located in New York's Tug Hill region, Osceola is well known for excellent hunting. Also, the nearby Salmon River Reservoir offers swimming, boating and fishing. For skiers, Osceola Tug Hill XC Ski Center offers the largest nordic or cross-country ski inventory in New York State. Gas, dining and lodging nearby.

$52,900

1 Bed

1 Bath

Sodus

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Well maintained 1987 Mobile Home with Sunroom, Deck and shed. Large lot with on site parking. Beautiful location in White Birch Park open April through October. Greenspace and Pool adjacent. Two large Club Houses with Kitchens and Laundry. Bath House on Site. Lake Ontario views. Close to Sodus Point Village, shopping, parks, restaurants and marina. www.whitebirchpark.org

$43,000

1 Bed

1 Bath

Henderson

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Enjoy all the amenities of summer living in this popular pet-friendly seasonal waterfront park, The Willows on the Lake, with rent at $3250 per season! Just steps away from the campground waterfront, this one bedroom Cree Park Model provides efficient, convenient living with central air, open porch, water views, and access to a clubhouse, waterfront, dockage, laundry, public water & septic, & free WIFI, as well as trash removal. ( Owners are responsible for their own lawn maintenance.) Family and friends visiting? There's also room for a sleeper sofa! Recently upgraded, the mobile home has a new roof to keep you dry in our new rainy season! Even though this seasonal park has temporarily closed, jumpstart 2025 at the 2024 price. The $500 deposit to guarantee your spot has been paid and the park is almost full for 2025! This mostly furnished home is turnkey, just bring your suitcase plus your favorite dog, and settle in; a quick closing is available, so come and enjoy the best of lakeshore living and meet guests from all over the country! And if you choose, this little home is still fully functional for moving to your special spot if you wish!

$46,900

1 Bed

1 Bath

Henderson

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Own this beautiful "Park Model" in the Willows RV Campground on the shore of Lake Ontario.Parak rent is currently $3250 p/yr which includes water, septic,trash, WIFI, Laundry. This is a 1 bedroom, 1 bath, with kitchen, living room combo. Large deck, sliding glass doors. Very low maintenance. Must see to appreciate.Enjoy all the waterfront activities. boat ramp, dock etc

$59,500

1 Bed

1 Bath

Sodus

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Perfect for SUMMER at the LAKE!!AFFORDABLE RESORT LIVING!! 2006 Springdale by Keystone Wonderful low maintenance trex deck (2013), Perfect place to relax and enjoy the lakeviews! Large bedroom, full bath, plus pull out couch and dining area can convert to bed as well! White Birch has club house and pool! Plenty of parking- it is all right here! HOA Fee is $1000/year (includes a $75.00 special assessment for new water lines in park approx 5 years left);Water is $210/quarter. HOA includes swimming pool, 2 club houses (1 has kitchen that can be rented)playgrounds, laundry, guest bathhouse with rest rooms,trash and parking. Close proximity to Sodus Point marinas, restaurants, boat launch, beach and parks. White Birch is open April 1-Oct 31.

$450,000

2 Bed

2 Bath

Canadice

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Opportunity AWAITS! Grab you chance at this rare double lot, (has been combined to one lot) Honeoye Lake Front property. Rustic cottage, garage and newer shed currently on property. Make your dreams come true. Wake every morning to coffee on enclosed porch overlooking an awe-inspiring sunrise, enjoy an after-dinner drink gazing at the stars over the Lake. There is ice fishing in the winter mos. and endless water activities the rest of the year. Spencer Park is just a hop-skip-jump away, as well as Sandy Bottom Park, which has lifeguards on duty during summer months. You could possibly (with town and local govt. approval) put a 2nd cabin on the property, (there was one there previously), or take down current cottage, and build your DREAM home, making an amazing "Lake Life" for yourself, nothing better! Dock is being left in "as is" condition, as well as The Bayliner Boat and trailer Buyer to clean home out, contents come in "as is" condition. Ladder in garage is excluded.

$119,900

2 Bed

1 Bath

Henderson

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Discover a brand-new, turnkey mobile lakeside retreat for sale! Nestled on the beautiful shores of Henderson Bay on Lake Ontario, this fully furnished 1-bedroom, 1-bathroom mobile cottage is move-in ready and designed for relaxation. It features a cozy loft, an open-concept living area, and brand-new furnishings, with a sofa that converts into an additional bed. The kitchen is equipped with quartz countertops, stainless steel appliances (including a wine fridge), and crisp white cabinetry, all while offering breathtaking views of the bay. Climate control is a breeze with modern mini-split units providing both air conditioning and heating. Enjoy stunning sunsets from your cottage, as well as exclusive access to private docks, a clubhouse, and on-site laundry facilities. As an added perk, the cottage includes the full 2025 season—valued at $3,250—covering public water, septic, and trash services. Located in a quiet, well-maintained RV Resort community, this property is perfect for a peaceful lakeside retreat, whether for seasonal living or a vacation getaway. The resort also offers a rental pool option, allowing you to earn passive income when you’re not using your cottage. Don’t miss out—call today! https://willowsonthelake.com/

$85,000

2 Bed

0 Bath

Sherburne

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This fantastic recreational property BORDERS nearly 300 acres of State Forest Land. A gorgeous setting to build a permanent home or use as is for the perfect family get-a-way. Municipal electric and High Speed Internet at the end of the driveway. The cabin is currently set up with SOLAR power for on demand hot water, outlets and lighting. Outdoor hot water shower and outhouse on site. This cabin comes with all the comforts of home for seasonal living including a kitchenette, refrigerator, oven, propane heat and potable water using a rain water collection system. The current owners live here comfortably for 6 months a year! An upstairs loft features 2 bedroom areas. Large scenic yard surrounded by hardwood, pine, fruit bearing trees & shrubs drawing a variety of wildlife. Completely private and secure with a long driveway with cabled entrance. Included are two trailer boxes and a separate wood framed utility shed for your tools, equipment, ATVs and other toys. All of this bordering hundreds of acres of State Land for hiking, hunting, snowshoeing, X-Country skiing and more! Just 3 minutes to the Village of Sherburne for ALL your conveniences, shopping, restaurants, hardware & more!