23 River St, Saranac Lake, NY 12983 Property Records

Franklin County and Harrietstown Town property record for 23 River St, Saranac Lake, NY 12983

Property Summary

Property Type	Mixed Use Store/Office
Details	1,229 sqft · built 1965
Lot Size	0.44 acres (19,166 sqft)
Owner	Company Name on File
Last Sale	$469,000 (Dec 2025)
Tax Bill	$5,697 (2026)
Deeds & Mortgages	Dec 2025 Sale Jul 2023 Sale + 1 more
APN	`1-004-15.00`

Property Details

APN / Parcel Number

Primary APN	`1-004-15.00`
Alternative APNs	`460144707700070010000000` `164601 447.77-7-1`

Interior

Stories	1 Story
Building Area	1,229 sqft Gross Area

Exterior

Year Built	Built 1965
Effective Year Built	Effective 1965
Lot Area	19,166 sqft (0.44 acres)
Shed	1 Shed

Utilities, Heating & Cooling

Cooling System	Partial
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Account Number	1-004-15.00
Street Address	23 RIVER ST
City	SARANAC LAKE
State	NY
Zip	12983-1848
Property Category	Commercial
Property Type	Commercial > Retail > Mixed Use Store/Office
Local Zoning Code	07 - MIXED
Legal Block	7
Legal Lot Number	1.000
Jurisdiction	FRANKLIN NY
Township / Civil Division	HARRIETSTOWN
Census Block Group	1
Census Block	1012
Census Tract	951000

Owner

23 River St, a commercial property, is owned by a company that bought it in December 2025.

Source: Franklin County and Harrietstown Town records, as of September 23, 2026

Owner of Record	Company Name on File
Mailing Address	PO BOX 542, SARANAC LAKE, NY 12983-0542
Owner Type	Company
Vesting	Limited Liability Partnership

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Dec 8, 2025	Warranty Deed, Transfer
Jul 17, 2023	Warranty Deed, Transfer
Dec 19, 2022	Quit Claim Deed, Transfer Quitclaim

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Dec 8, 2025 · Amount on File
Deed Sale	Dec 8, 2025 · Amount on File
Prior Sale	Jul 17, 2023 · Amount on File
Deed Document Number	202510316
Prior Transfer Date	Dec 13, 2022
Prior Transfer Doc	0000006777
Record Updated	Oct 29, 2026

December 2025: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	FRANKLIN NY
Recording Date	Dec 8, 2025
Property Address	23 RIVER ST, SARANAC LAKE, NY 12983-1848
Document Number	0000010316
Instrument Date	Oct 30, 2025
Instrument	2025-10316
Transaction Type	Transfer
Record Updated	Dec 31, 2025

Transaction

Amount	Amount on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	PO BOX 542, SARANAC LAKE, NY 12983-0542

July 2023: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	FRANKLIN NY
Recording Date	Jul 17, 2023
Property Address	23 RIVER ST, SARANAC LAKE, NY 12983-1848
Document Number	0000003123
Instrument Date	May 21, 2023
Instrument	2023-3123
Transaction Type	Transfer
Record Updated	Aug 8, 2023

Transaction

Amount	Amount on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	23 RIVER ST, SARANAC LAKE, NY 12983-1848

December 2022: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	FRANKLIN NY
Recording Date	Dec 19, 2022
Property Address	23 RIVER ST, SARANAC LAKE, NY 12983-1848
Document Number	0000006777
Instrument Date	Dec 13, 2022
Instrument	2022-6777
Transaction Type	Transfer
Record Updated	Jan 10, 2023

Transaction

Tax	$0.00
Amount Accuracy	No Consideration Stated
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Venture
Address	58 RIVERSIDE DR, SARANAC LAKE, NY 12983-2211

Tax Assessment & Valuation

The 2026 property tax bill for 23 River St was $5,697, up 2.3% from the year before.

Source: Franklin County and Harrietstown Town assessment roll, as of April 28, 2026

Property Jurisdictions

Type	Name
State	New York
County	Franklin County
County Subdivision	Harrietstown Town
Municipality	Saranac Lake Village
Unified School District	Saranac Lake Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$5,697.00 (+2.26%)
2025	$5,571.00 (-0.16%)	$175,600 (-) Land $29,300 Building $146,300	$267,846 (-2.38%) Land $44,692 Building $223,154
2024	$5,580.00	$175,600 (-) Land $29,300 Building $146,300	$274,375 (+14.06%) Land $45,781 Building $228,594
2023		$175,600 (-) Land $29,300 Building $146,300	$240,548 (+15.07%) Land $40,137 Building $200,411
2022		$175,600 Land $29,300 Building $146,300	$209,048 Land $34,881 Building $174,167

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

Flood

FEMA has no flood map on file for 23 River St; there have been 4 flood claims nearby since 1983.

Source: FEMA National Flood Hazard Layer · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Not on file
Nearby Flood Policies	5 in force
Nearby Flood Claims	4 (1983–2011)
Most Recent Claim	Apr 2011 · Severe Storms, Flooding, Tornadoes, And Straight-line Winds

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 23 River St is low, with a 0.01% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Low lower than 80% of the US · above 54% of New York
Wildfire Likelihood	0.01% annual chance
Exposure	Indirect within ember reach
Adjoins Burnable Land	Yes

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	SARANAC LAKE V serves 5,345 people · EPA ID NY1600011
Water Source	Groundwater
Last State Inspection	Jul 2025
Lead	1 ppb (2021–2023) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 328 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable · Fiber in parts of the area	1,000 / 1,000
Verizon Fixed Wireless	300 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: SLICFiber.

Nearby Properties on River St

Nearby Streets

Search Property Records by Address or Parcel Number

Search by:

By searching, you agree to: Terms • Privacy • Disclosures