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$85,000
73575921 MLS
Bring your plans to Shutesbury! This approximately 2-acre parcel along Wendell Road offers an opportunity to create your own place in a peaceful rural setting—and with a perc test completed in August 2026, some of the initial groundwork has already been started. Set along a scenic country road, the property is surrounded by the natural landscape Shutesbury is known for while keeping Amherst and surrounding towns within reach. Outdoor recreation is a highlight of the area, with nearby conservation land, hiking trails and Shutesbury State Forest, along with Lake Wyola State Park for swimming, fishing and time on the water. Shutesbury Elementary School is approximately 2 miles away, with middle and high school students served by the Amherst regional schools. Whether you're ready to start planning your future home or simply looking for a piece of land in a beautiful rural community, this one is worth a look!

Wendell Road, Shutesbury

$114,900
73573610 MLS
Welcome to Mohawk Estates, a private community offering the perfect setting for a summer getaway or weekend retreat. This charming cabin sits on three lots and features a spacious great room with a mini-split, pellet stove, private well and septic, covered porch, and fire pit. There are also hookups for two additional campers, making this an ideal spot for entertaining family and friends.Enjoy easy access to community amenities including the beach, recreation hall, bathrooms, and water. Outdoor enthusiasts will appreciate the nearby hiking trails, fishing, and paddling opportunities. Located along the historic Mohawk Trail and just minutes from Charlemont and Shelburne, this property is a great home base for exploring all the beauty and adventure the region has to offer.

27 Navaho Ln, Heath

$375,000
73570839 MLS
A rare opportunity to own the iconic Hamilton Orchards, a beloved destination in New Salem for generations. Situated on approximately 19 commercial acres and protected by an Agricultural Preservation Restriction (APR), this property offers an exceptional opportunity for qualifying agricultural operations while preserving its rich farming heritage. The 3,000+ sq. ft. retail building is equipped with multiple walk-in coolers and freezers, expansive retail space, storage areas, and four half baths, providing infrastructure for a wide variety of agricultural and farm retail uses. A separate approximately 400 sq. ft. seasonal cottage has historically housed orchard workers, offering additional flexibility. The property also features a greenhouse structure in need of a new cover and a small pond toward the rear of the property. When in operation, Hamilton Orchards was known for its pick-your-own apples, blueberries, raspberries, peaches, and pumpkins, along with its farm stand, bakery, cider, maple syrup, and seasonal events. Today, this property presents a rare opportunity to continue its agricultural legacy or reimagine it within the permitted uses of the APR. Property is being sold as-is, where-is and is in need of TLC. Heating system is not operational; condition of equipment is unknown; Title V is buyer’s responsibility. Subject to right of first refusal granted to the Commonwealth. Buyer to perform all due diligence regarding allowed uses and restrictions.

25 West St, New Salem

$349,000
73563601 MLS
OPORTUNITY AWAITS. 58 Acres of Opportunity in a Desirable Location!Rarely does an opportunity like this come along! This impressive 58-acre parcel offers a desirable location, substantial acreage, and frontage on two streets, providing exceptional flexibility and potential. Whether you're looking to create a private estate, explore development possibilities, hold land as a long-term investment, or simply enjoy the privacy and beauty of a large parcel, this property is worth a closer look. With its generous size and dual street frontage, the property offers a unique combination of accessibility, privacy, and potential. A fantastic opportunity for builders, developers, investors, or anyone looking to own a significant piece of land in a desirable area.58 acres. Two street frontages. Endless possibilities. Come explore the potential this remarkable property has to offer!

N Main St, Orange

$149,000
73563291 MLS
Set along the paved, publicly maintained section of West Road, this 8.8+/- acre Ashfield parcel offers a beautiful blend of privacy, natural character and thoughtful site preparation. Gentle slopes, flatter areas, mixed hardwood forest and historic stone walls create a classic New England setting, while a sunny potential building envelope has already begun to take shape.Significant work has been completed to help make the property easier to envision and plan for a future home. Approximately one acre has been cleared, stumped and roughly graded, and a driveway has been created and graded to the potential building envelope. Drainage stone was added at the driveway entrance, with additional drainage improvements completed along the road frontage. The property has also successfully passed perc testing, with the tested areas marked on site.Electric is available at the street, and a land survey is available. Just minutes from Ashfield center and DAR State Forest, the property offers convenient access to hiking, biking, fishing, swimming, skiing and other year-round outdoor recreation, while still providing easy access to Greenfield, Northampton and I-91.A wonderful opportunity to create a private country home in one of Ashfield’s most scenic settings.

951 West Rd, Ashfield

$799,000
73557543 MLS
Ever dreamed of owning an island? How about a 13 acre island? Offered for sale is an **undivided 50% interest** as tenant in common in this rare 13 Acre Private Island Opportunity with over 3,000sf of shoreline is ideal for a Sustainable & Net Zero Home Design on Lake Rohunta. A deeded Right of Way gets you less than 50 feet from the shore. The undeveloped island offers an ideal canvas for eco-home builders, architects, and artists seeking to design a luxury off grid residence in a serene natural setting. Surrounded by clean freshwater, mature forest, and protected shoreline, the property supports thoughtful environmental stewardship. Ample acreage allows for a strategic site to minimize land disturbance while preserving wildlife habitat and lake views. It is a quiet, sanctuary Island & lake known for its natural beauty and peaceful character. Ideal for those prioritizing sustainability, privacy, and long-term land conservation. Accessed by boat, the island provides true seclusion while remaining within reach of the cultural, agricultural, and outdoor amenities of the North Quabbin region. A truly unique opportunity to own one of Massachusetts’ few remaining large-acreage islands. At this time only the seller's fractional undivided share is available, entitling use/enjoyment of the **entire** island alongside the other co-owner. Negotiation/Buyout of entire island is a possibility, not a guarantee. This is an ENTRY ONLY listing, please email or call the owner directly. Enjoy the spectacular photos and virtual tour.

Branch Bridge Rd, New Salem

$249,900
73556461 MLS
NEW PRICE by $50K! Motivated Seller! ATTENTION: Your DREAM HOME? or BUILDER, DEVELOPERS, CONTRACTORS READY? Possible 10 ANR LOT SUBDIVISION! Approx. 16.42 ACRE RESIDENTIAL BUILDING SITE...possible uses ~ Your Dream home/Single Families/Tiny Homes subdivision/Detached Single Family Condos/Townhomes..or Campsite for RV's? Very Scenic site, easy access. Was formerly approved back in 12/2006 for a 10 ANR Lot Subdivision! (you would need to get new approval): Approx.100ft. Frontage on each lot, and approx. 1 to 1.5Acre+per lot! Access from established Lake Mattawa Road to Lake Ave. to end/Circle - SEE FENCE ACCESS to the land. 2 lots on left of dirt road/path after circle, the other 8 lots on right side (SEE Site Plan photos/past approved). Site gently inclines to sizable Pastural area. Private Water and Sewer. There is Electricity to the lot entrance "end of Lake Ave, Pole 5. A Well(needs pump) at other end of land in back of the 40Ft. RV that is stationary, and can be included in sale depending on offer. Zoning is RC. A pond on left side, conservation on back side, and Rt. 2 on right side. PRIME LOCALE, WALKING distance to LAKE MATTAWA to swim or boat(adhere to any lake regulations). See all photos! Come See! WALK THRU VIDEO available too.

Lake Ave To Lake Ave Ext., Orange

$175,000
73544505 MLS
3.7-acre land lot on Bray Road offering a quiet, remote setting while still being conveniently located just 2.2 miles south of the village of Shelburne Falls. Enjoy easy access to local favorites like Salmon Falls, the Shelburne Falls Potholes, the Bridge of Flowers and all the local shops and restaurants! A stones throw to the Buckland State Forest with easy access to hiking and snowmobile trails, this property is ideal for outdoor enthusiasts. The property was previously improved with a new septic system, electrical outpost, new driveway, and removal of an approximately 1,728 sq. ft. home, and foundation. Existing driveway access leads to a cleared site with ready-to-connect plumbing and electric already in place. Build the homestead or vacation getaway of your dreams - ready, set, go!

120 Bray Rd, Buckland

$110,000
73538362 MLS
Prime Building Lot in Serene Leverett setting- Nearly 2 Acres! Discover the perfect place to build your dream home on this nearly 2-acre lot nestled in the peaceful, natural beauty of Leverett. Just minutes from downtown Amherst and several prestigious colleges, this property offer both tranquility and convenience. Near acres of protected watershed land, the lot is ideal for nature lovers and outdoor enthusiasts. Enjoy direct access to scenic walking trails and cross country ski paths, all while living in a private, wooded setting. Whether you are seeking a quiet retreat or a base close to vibrant academic and cultural hubs, this property offers the best of both worlds. Don't miss this rare opportunity to own a buildable lot in one of the area's most desirable locations.

Lot 1 Pratt Corner Road, Leverett

$139,900
73517214 MLS
AMAZING OPPORTUNITY AT AN UNBEATABLE PRICE! Discover the possibilities with this beautiful 11.65-acre parcel offering privacy, nature, and outstanding development potential — all for under $150K! Whether you’re dreaming of building a private estate surrounded by peaceful woodland or looking for an investment opportunity, this property delivers exceptional value. There may also be potential for up to 6 ANR lots, making this an excellent opportunity for builders and developers. Perc tests were completed in July 2024, helping streamline your future plans. Located on a quiet, residential dead-end street, the property is surrounded by natural beauty, mature trees, and abundant wildlife, creating a truly serene setting with the potential for gorgeous scenic views. Enjoy the feeling of being tucked away in nature while still having convenient access to the RT 2 and local amenities just minutes away.

Walnut Hill Rd, Orange

$1,820,000
73515700 MLS
This 373 acres of managed Forest with 1,389 feet of frontage on Dry Hill Road has been under the management of professional foresters for more than 50 years. There is an excellent woods road system through the property. The property is stocked with mature White Pine, Red Oak, Red maple, Birch, Hemlock and other hardwoods with an estimated value of $721,000. The property is surrounded by thousands of acres of conserved land by the Montague Water Supply and the Mass Dept of Fish and Wildlife. There is access to the Robert Frost Hiking Trail. This is an excellent property to invest in for long term income from forest management as well as potential for limited development. The property has an excellent woods road system and is a great property for hiking, bike riding, hunting, and other outdoor sports. Property classified under CH 61 for low property tax. Additional book 8443 Page 341 Tax maps: Map 45 Lots 37-46,67, Map 46 Lot 57, Map 47 Lot 55, Map 52 Lots 16- 22

Dry Hill Road, Montague

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