Ticonderoga, NY Real Estate Listings & Homes for Sale

Ticonderoga uniquely straddles the north end of Lake George and the south end of Lake Champlain, linked by the La Chute River. This gives buyers distinct choices in boating, fishing, and shoreline culture on two very different lakes. Practical access matters: the state’s Mossy Point launch (east shore of Lake George, ~2 miles south of town) has a hard ramp, large trailer parking, and a pump-out—ideal for larger craft—while the seasonal Fort Ticonderoga Ferry connects directly to Shoreham, VT, changing commuting, errands, and recreation patterns when it runs. Validate how your property choice aligns with the exact launch, slip, and ferry you’ll use most.

Most of the area lies within the Adirondack Park, so APA regulations overlay local zoning. Setbacks from the mean high-water mark, limits on new structures within shoreline zones, and variance/permit pathways can materially affect decks, docks, additions, and septic placement—especially on Lake George, Lake Champlain, and navigable streams. Before you plan improvements, check APA shoreline restrictions and stabilization guidance alongside local approvals.

Hydrology is a real consideration. The town has requested updated flood studies for Trout Brook, La Chute River, and both lake shorelines due to observed flooding in prior storms. Buyers near these corridors should review FEMA flood maps and USGS water-level/streamflow data to understand elevation, insurance needs, and resilience upgrades (culverts, grading, sump/backup systems) before closing.

Fort Ticonderoga anchors local heritage tourism with events, programs, and seasonal visitation. Expect pronounced May–October footfall tied to fort operations and the ferry season, influencing short-term rental potential, traffic near key corridors, and the feel of downtown. If you value quiet shoulder seasons—or conversely want peak-season income—map your location against event flow and access routes.

Recent planning emphasizes a more active central business district—e.g., restricting first-floor residential in the core to promote street-level commerce—while updating zoning and investment priorities. For buyers of mixed-use, live-work, or rehab candidates, these rules can affect allowed uses, unit mixes, and rent stacks. Confirm your parcel’s district on the latest zoning map and align your pro forma with the town’s revitalization track.

Service varies by corridor. Properties in/near the hamlet may tie into municipal systems, while outlying and many waterfront parcels rely on private wells and onsite wastewater—each with Adirondack-specific siting and shoreline setback constraints. Review service boundaries, recent wastewater projects, and septic feasibility early; utility assumptions often make or break lake-area deals and renovation scopes.