10934 Vanburen Rd #2&3

A 20 by 36 cabin built in 2023 on 13.1 acres of woods in the Town of Florence in Oneida County, listed at $179,900 by the company whose crew built it. The listing says the cabin is unfinished inside and sold as a shell, with a staircase, a wood stove and a tiled hearth installed, and it counts zero bedrooms, zero bathrooms and zero square feet. The land is two separately deeded parcels of about 7.27 and 5.84 acres, which is what the #2&3 in the address means, and the listing files them under one parcel number. The address says Camden and the property is in Florence. This is the first New York property we have written up, and the gallery is 20 photos, the full set on both the listing and the MLS.

The land and setting

The listing gives 13.1 acres, two parcels the remarks size at approximately 7.27 and 5.84 acres, which will stay separately deeded, and one parcel number, 90.00012.2. Neither Redfin nor Zillow holds a county record for the property, so nothing can be checked against the Oneida County roll from here. The remarks describe maple, cherry, birch and hemlock, deer runs, and a seasonal stream, and the photos show a fern-floored hardwood and hemlock stand with no stream in view.

Access is Vanburen Road, paved in the one photo of it, and then a gated limestone drive to a parking area near the cabin. The remarks put Mad River State Forest and Florence Hill State Forest within easy reach. Who plows Vanburen Road, whether the drive is plowed, and whether the gate is on the parcel are not listed. No HOA.

The cabin

Built in 2023 by the brokerage’s own crew, 20 by 36 feet, two stories, frame with wood siding under a green metal roof, on a full front porch. The listing lists no basement and no square footage. The remarks call it an Autumn Lodge style cabin, which is one of the models the brokerage builds.

Inside, the photos show open stud walls with no insulation, no drywall and no ceiling, a subfloor, a stair to a loft, framed partitions for rooms that do not yet exist, and a wood stove on a tiled hearth. The rooms are staged with a sofa, a table and chairs, beds and a television against the bare framing. Heating is listed as propane, and the remarks add a propane heater, a woodshed and a new dual-fuel generator. The electric field reads Amps(0). Water and sewer are not listed.

Outside is the woodshed, stacked with split wood in the photos, and the parking area. The listing’s structures field says sheds.

The facts

What to know before you call

It is a shell, and the listing says so. Zero bedrooms, zero bathrooms, zero square feet. What is in: framing, siding, a roof, windows, a porch, a staircase, a wood stove and a tiled hearth. What is not: insulation, wiring, plumbing, drywall, ceilings, finished floors, a kitchen, a bathroom, a well, a septic system, or electric service, which the listing lists as Amps(0). Finishing it means a well and a permitted septic system before a bathroom can exist, a service drop or a permanent off-grid system before the lights work, and then the entire interior. The furniture in the photos is staged against open studs. Price the finish before you price the cabin.

Two parcels, one parcel number. The remarks say two separately deeded lots of about 7.27 and 5.84 acres, and that is what the #2&3 in the address means. The listing names one parcel number, 90.00012.2, and no county record turned up at either site to show what that number covers. Ask for both tax map numbers and both deeds, confirm both convey in the sale, and confirm which parcel the cabin, the drive, the gate and the woodshed sit on. A cabin that straddles a line between two separately deeded lots is a problem the day you want to sell one of them.

The seller built it and is selling it. Christmas and Associates listed this property and, per the remarks, its own crew built the cabin in 2023. That is how this company works and there is nothing wrong with it, but a buyer should know that the seller, the builder and the listing agent are one party. Any warranty on the construction comes from the same party that wrote the listing, and the agent’s duty runs to the seller. Ask what the warranty says in writing, whether the cabin was built to code with a permit from the Town of Florence, and whether a certificate of occupancy exists or can exist for a shell.

Camden on the envelope, Florence on the tax bill. The mailing address is Camden. The remarks say the property is in Florence. In New York the town sets the assessment, issues the building permits, plows the road and collects the taxes, and Florence and Camden are different towns. Ask the Town of Florence assessor for the roll, the code officer for the permit file, and the highway department about the road.

The $1,460 tax figure has no year and nothing behind it. New York towns assess at a stated percentage of market value, the equalization rate, and the assessment on two raw lots with a 2023 shell may not yet reflect the cabin at all. A STAR exemption applies only to a primary residence, so none should be on this figure, but ask. Ask the Florence assessor for the current assessment on both parcels, the town’s equalization rate, and what the bill becomes once the cabin is finished and assessed.

Forest tax law. New York’s 480-a program cuts taxes on eligible forest land and carries a rollback of deferred taxes if the land leaves the program. It requires 50 contiguous acres of forest, and this property is 13, so enrollment is not possible here. If the seller’s larger tract was ever enrolled before it was cut into lots, ask whether any rollback attached.

Financing available, terms not listed. The remarks end with two words on financing. Land companies in this region often carry the note themselves. Ask the rate, the term, the down payment, and whether the deed transfers at closing or at payoff.

The stream and the deer are in the remarks. The seasonal stream, the deer runs and the state forest access are all in the remarks. The photos show woods, a road, a drive, a woodshed and the cabin. No stream and no property line appears in them.

Nothing is on the county record. Neither site holds a county record for the parcel, so the acreage, the assessment and the classification are all as the listing states them and no more. Have the title company pull both deeds and a survey.

Twenty photos. That is the full gallery on the listing and on the MLS, and it is enough to show the shell for what it is. Not shown: the second parcel as distinct from the first, the stream, the gate, the generator, the property lines.

Two days on the market. Listed September 7, 2026.

You can see everything else we have listed on the properties page. For other camps at this price we have a furnished cabin on 5.88 acres above Pine Creek in Wellsboro, Pennsylvania and a hand-built log camp on 40 acres of hard maple in Bruce Crossing, Michigan.

To ask about this one, call Christmas and Associates on 315-245-5761, ask for Michael Quinn, and reference MLS 11969372. The listing prints no direct number for the agent. Tell them where you saw it.