A solid choice for building in Central New York. Defined zoning, low flood risk, and very affordable land.
📊65/100AcreScore
💰$2KLand $/acre
🏠$115KHome Value
👥26,582Population
📈+-1.8%Growth (10yr)
🌊3%Flood RiskLow
🌡️Cold HumidClimateZone 6A
🏗️ Can You Build Here?
Lewis County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Lewis County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check New York requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Lewis County Building Department
Lowville, NY
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Very low flood risk. Only 3% of Lewis County land falls within FEMA-designated flood zones — well below the national average.
3%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Extremely affordable. Median land prices around $2,200 per acre make Lewis County one of the most budget-friendly options in New York.
$2K
Median $/acre
$115K
Median Home Value
$120–200
Build Cost $/sqft
2.2%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Lewis County Assessor
🏔️ Why People Love Living Here
Lewis County sits in the heart of Central New York. Watertown is 35 min away. New York has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $2,200/acre means you can buy more, build bigger, and still stay under budget.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population26,582
10-Year Growth-1.8%
County SeatLowville
State Income TaxYes
ClimateCold Humid (Zone 6A)
How Close Is Everything?
Watertown35 min
SYR80 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Lewis County land uses well water and septic systems. Municipal utilities are available near Lowville. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Lewis County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Lewis County?
Check with the Lewis County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Lewis County?
Median price is approximately $2,200 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Lewis County eligible for USDA Rural Development loans?
Yes — most of Lewis County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Lewis County?
The effective property tax rate is approximately 2.2%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Lewis County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In New York, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.