Franklin County, Town of Franklin
Vermontville, NY
Homes, Camps & Land for Sale
The seat of the Town of Franklin: the Norman Ridge view of Whiteface, Kate Mountain Park, and acreage that still starts in the tens of thousands, ten minutes from Saranac Lake.
Living in Vermontville, NY: The Seat of the Town of Franklin
Vermontville is a working country hamlet on State Route 3, near the southern line of the Town of Franklin, entirely inside the Adirondack Park. It is the seat of government for the town, and the town offices sit at 7 Cold Brook Road, in a building that started life as the Vermontville schoolhouse. By 1918 it was already described as Franklin's largest hamlet, and it has stayed the town's center of gravity ever since: the town hall, the town park, the ball fields, and the farms on the ridge are all here. What it does not have is a downtown commercial strip, and this page will not pretend otherwise. Groceries, the hospital, and restaurants are in Saranac Lake, roughly 10 miles away on Route 3.
Vermontville NY real estate is small, and it is honest. The Town of Franklin spreads roughly 1,250 people across about 175 square miles, which is the single best number for understanding what buyers come here for: room. Across the Vermontville listings checked on our own site in July 2026, asking prices ran from $35,000 to $550,000, with the middle of the set near $194,000. Raw land and small parcels occupy the $35,000 to $150,000 band, camps and modest homes on acreage run roughly $150,000 to $400,000, and larger homes on land top out near $550,000. There is no trophy tier distorting the picture, which is precisely the point. This is where a buyer priced out of Lake Placid or the Village of Saranac Lake can still buy land.
The buyer profile here is a land buyer, a camp buyer, or a family who wants acreage inside the Saranac Lake Central School District without a village price. The town's own history reads the same way: settlers came from Vermont in the early 1800s for cheap land, with Irish and English emigrants following in the 1840s to cut timber and clear ground. Sawmills went up in 1848 and 1850, a foundry opened in 1861 turning out castings, kettles, plows and cultivators, and a starch factory ran on locally grown potatoes from 1873 until about 1876. Inventory is thin enough that a broker who watches this specific corner of Franklin County is worth more than any portal alert, because the parcel you want may only surface once.
Vermontville NY Real Estate Market Snapshot
Sources: asking price range read directly from the Vermontville listings on this site in July 2026, not from a portal; Census Reporter, ACS 2024 5-year, for the Town of Franklin. No verified median sale price, days on market, or price per square foot exists for Vermontville at hamlet level, so none is published here. Live inventory moves. Use the search link below for the current set.
Homes for Sale in Vermontville, NY
Browse every current Vermontville listing: year-round homes on acreage, Adirondack camps, and land for sale in Vermontville NY along Fletcher Farm Road, Cold Brook Road, Swinyer Road, Turkey Run Road and Route 3, updated from the MLS.
Why Buyers Choose Vermontville NY Real Estate
Land You Can Still Actually Buy
Acreage is a genuine share of the inventory here, not an afterthought. Across the listings checked in July 2026, parcels ran from $35,000 on Cold Brook Road up through a 6.97-acre lot on Fletcher Farm Road at $149,000, with homes on land carrying the range to $550,000. Roughly 1,250 people spread over about 175 square miles is what makes that possible. If the goal is to own ground in the northern Adirondacks rather than a village lot, this is the corner of the map where the math still works.
Franklin Falls Pond and the Dam
Franklin Falls Pond is a 439-acre reservoir created by damming the Saranac River, about three miles northeast of Lower Saranac Lake and spanning the towns of Franklin and St. Armand. It runs 2.7 miles long at a surface elevation of 1,470 feet, looks straight at Whiteface Mountain, and forms part of the 740-mile Northern Forest Canoe Trail from Old Forge, New York to Fort Kent, Maine. The boat launch sits just west of the bridge, a flat shallow put-in suited to a low-draft boat or to simply wading in.
Union Falls Pond, Kept Quiet by Rule
Union Falls Pond limits motors to under 10 horsepower, which keeps boat traffic very light and the water calm in a way that larger Adirondack lakes never manage in July. Anglers find walleye, pike, smallmouth bass and yellow perch. Between the two ponds, the water here is genuinely uncrowded, and that is a function of regulation and remoteness rather than luck, which means it is likely to stay that way.
Kate Mountain Park and a Real Town
Kate Mountain Park, the town recreation area at 7 Cold Brook Road, has hiking trails, baseball fields, a skating rink and a party pavilion available to rent in spring, summer and fall, with residents and taxpayers given first choice of dates and donations accepted in place of a rental fee. ATV, UTV and snowmobile use inside the park is strictly prohibited. The town also runs a five-week Summer Youth Program for ages 5 to 14, weekdays 9am to 2pm. Confirm each season's dates with the town before planning around them.
Route 3, the School District, and Getting Out
State Route 3 is the through road, carrying traffic between Saranac Lake and Plattsburgh straight past the hamlet, with Saranac Lake roughly 10 miles away and Lake Placid a further 10 miles east of there on Route 86. Homes here sit in the Saranac Lake Central School District, a connection that runs deep: the Vermontville School was the town's only school in 1878, and it consolidated with Saranac Lake in 1968. The nearest air service is Adirondack Regional Airport at Lake Clear, with daily commercial flights to New York City and Boston.
Winter Is the Busy Season
The Town of Franklin promotes snowmobiling, cross-country skiing and ice fishing, and the area is described as one of the best snowmobiling destinations in the east. Loon Lake Golf Course, built in the 1890s as part of a historic resort, sits nearby and still plays as a pasture-style course with bending fairways, small greens and plenty of rough. For rental-minded buyers, note that Vermontville is outside the Village of Saranac Lake, so the village's short-term rental permit law does not apply here. Confirm the town's own position before counting on rental income.
Norman Ridge, Franklin Falls and the Hamlets of the Town of Franklin
Vermontville has no subdivisions. What it has is named roads, ridges and water that local buyers ask for by name, plus neighboring hamlets that share its school district.
Norman Ridge
The signature sub-area and the reason a lot of people first drive out here. Norman Ridge is roughly two miles of road connecting Vermontville with Fletcher Farm Road, long known for its potatoes and now known for the view: it looks out at the back side of Whiteface, along with McKenzie and Moose mountains. In a town that is otherwise dense woods, the ridge is open pasture and working farmland, and it is a favorite scenic road ride. Farming continues there, with the land having moved from potatoes and truck crops to pasture supporting grass-fed Angus beef.
Search Norman Ridge area listings →
Fletcher Farm Road and Swinyer Road
These are the named roads that carry a real share of the hamlet's acreage inventory, along with Cold Brook Road, Rock Street, Turkey Run Road, Jaelyn Way and County Route 26. Listings here tend to be land or a house on land rather than anything resembling a village lot, and parcel size varies enough that two listings on the same road can be entirely different propositions. This is where knowing the specific road matters more than knowing the town.
Franklin Falls
Worth knowing for the history as much as the water. A mill, hotel and settlement at the falls were completely destroyed by fire in 1852. Paul Smith later built a hydroelectric plant there, flooding more land and drawing a legal challenge from the Association for the Protection of the Adirondacks that was resolved in his favor by 1912. A hydroelectric dam still marks the spot, and the pond behind it is the recreation anchor for this whole side of the Town of Franklin.
Bloomingdale, Onchiota and the Other Hamlets
Bloomingdale, in the neighboring Town of St. Armand, is the first-ring hamlet toward Saranac Lake and shares both the school district and the buyer, which makes it the natural place to widen a search. Onchiota and Buck Pond share ZIP 12989 with Vermontville and have their own page. Loon Lake, Rainbow Lake, Alder Brook, Merrillsville, Sugarbush, Goldsmith and Forestdale round out the Town of Franklin's named hamlets, each one a small pocket of its own.
Why Work With Tina Leonard Real Estate
Tina Leonard Real Estate was founded in June 2016 by the late Tina Leonard, a Lake Placid native, a REALTOR since 1991, and a past president of the Northern Adirondack Board of Realtors. After her passing in 2021, the brokerage she built stayed rooted in the community where it started. Today it is led by Broker Chase Jermano from the office at 2577 Main St in downtown Lake Placid, and it has been voted Best Real Estate Office of the Adirondacks in 2020, 2023, 2024 and 2025.
Vermontville is exactly the kind of market where that matters. There is no portal that understands the difference between two parcels on the same ridge road, no algorithm that knows which camp is about to come available, and no listing count large enough to guarantee that the right property will be sitting there when you look. Chase and the team work this part of Franklin County year-round, from land and camps through year-round homes on acreage, and they will tell you plainly when a parcel is not what the photos suggest.
Thinking about selling in Vermontville? Start with a free home value estimate. Buying? Reach out, or read more about the brokerage.
Credentials and Recognition
- ✔ Voted Best Real Estate Office of the Adirondacks 2020, 2023, 2024 and 2025
- ✔ Best Real Estate Agent of the Adirondacks 2024 and 2025
- ✔ Founded June 2016 by the late Tina Leonard, Lake Placid native and REALTOR since 1991
- ✔ Led by Broker Chase Jermano (NY License 10491211719)
- ✔ Office at 2577 Main St, Lake Placid, NY 12946
- ✔ Full service: sales, first-time buyers, second homes, relocation, long-term rental management
- ✔ Team designations: Seller Representative Specialist, Accredited Buyer Representative, Pricing Strategy Advisor, Resort and Second Home Property Specialist
Vermontville NY Real Estate: Frequently Asked Questions
Where is Vermontville, NY?
Vermontville is a hamlet in the Town of Franklin, Franklin County, inside the Adirondack Park, on State Route 3 near the southern town line. It is the seat of government for the Town of Franklin, whose offices are at 7 Cold Brook Road. It shares ZIP code 12989 with Onchiota and sits roughly 10 miles from Saranac Lake on Route 3.
What kind of properties sell in Vermontville, NY?
Land and acreage parcels, camps, and year-round homes on large lots. Across the Vermontville listings checked on our own site in July 2026, asking prices ran from $35,000 for land up to $550,000 for larger homes on acreage, with the middle of the range near $194,000. There is no luxury tier here, which is exactly why buyers priced out of Lake Placid and Saranac Lake look this way. Inventory is small, so buyers work with a broker who watches the area rather than a portal alert.
What school district serves Vermontville, NY?
The Saranac Lake Central School District. The connection is long-standing: the Vermontville School was the Town of Franklin's only school in 1878, serving 76 students aged 5 to 21, and it consolidated with Saranac Lake in 1968. The old school building is now the Franklin Town Hall.
Can I run a short-term rental in Vermontville, NY?
Vermontville is outside the Village of Saranac Lake, so the village's short-term rental permit law, its caps and its primary-residence requirement do not apply here. No town-level short-term rental law for the Town of Franklin in Franklin County was located in our research, but that is not the same as confirming there is none. Verify current rules directly with the Town of Franklin clerk at 7 Cold Brook Road, Vermontville, NY 12989, before buying for rental income.
What is Norman Ridge?
A roughly two-mile stretch of road connecting Vermontville with Fletcher Farm Road, long known for its potatoes and now known for its view: it looks out at the back side of Whiteface Mountain along with McKenzie and Moose. It is a favorite scenic road ride, and the ridge is still working farmland, with pasture now supporting grass-fed Angus where potatoes and truck crops once grew.
What is there to do around Vermontville, NY?
Kate Mountain Park, the town recreation area on Cold Brook Road, has hiking trails, ball fields, a skating rink and a rentable pavilion. Franklin Falls Pond is a 439-acre reservoir on the Saranac River, 2.7 miles long, with a view of Whiteface, a boat launch just west of the bridge, and a place on the 740-mile Northern Forest Canoe Trail. Union Falls Pond limits motors to under 10 horsepower, so it stays quiet, and holds walleye, pike, smallmouth bass and yellow perch. In winter the town is known for its snowmobile trails, cross-country skiing and ice fishing.
Is Vermontville too remote for year-round living?
It is country living, not wilderness. The Town of Franklin holds roughly 1,250 people across 175 square miles, and Vermontville has no commercial strip of its own, so groceries, the hospital and restaurants are in Saranac Lake about 10 miles away on Route 3. What it does have is the town hall, a town park with ball fields and a summer youth program, the Saranac Lake school district, and a lot more land per dollar than anywhere closer to Lake Placid.
Vermontville, NY Location and Map
Talk to a Vermontville, NY Real Estate Broker
Whether you are looking for acreage on the ridge, a camp within reach of Franklin Falls, or a year-round home in the Saranac Lake school district without a village price, start with a conversation. Broker Chase Jermano and the Tina Leonard Real Estate team work the Town of Franklin year-round from the office at 2577 Main St, Lake Placid, NY 12946.
Prefer email? chasejrealestate@gmail.com
