Welcome to 322 Falls Boulevard, where the convenience of village living meets the beauty of a private waterfront setting. Situated on 2.7 acres with more than 200 feet of frontage along Chittenango Creek, this ranch offers a rare opportunity to enjoy a peaceful, park-like property while remaining within walking distance of restaurants, schools, parks and trails. Extensive updates complement this three-bedroom home, including a new architectural roof, high-efficiency boiler, on-demand hot water heater, updated electrical and plumbing, most new windows and lighting, an updated kitchen with stainless steel appliances, and two-and-a-half renovated baths. The walkout lower level expands the living space with a spacious family room, a second fireplace and oversized sliding glass doors that frame views of the backyard and creek. A finished bonus room off the garage provides flexible space for a game room, studio, home office or hobby area. Whether relaxing by the water, enjoying the expansive grounds or taking a short stroll to nearby amenities, this property offers a lifestyle that is difficult to find and even harder to leave.
Property Details
Price:
$427,500
MLS #:
S1685675
Status:
Active
Beds:
3
Baths:
3
Type:
Single Family
Subtype:
SingleFamilyResidence
Neighborhood:
chittenangovillage254801
Listed Date:
May 28, 2026
Finished Sq Ft:
1,550
Total Sq Ft:
1,550
Lot Size:
118,048 sqft / 2.71 acres (approx)
Year Built:
1960
See this Listing
Schools
School District:
Chittenango
Elementary School:
Bolivar Road Elementary
Middle School:
Chittenango Middle
High School:
Chittenango High
Interior
Appliances
Appliances Negotiable, Built In Range, Built In Oven, Dishwasher, Electric Oven, Electric Range, Gas Water Heater, Microwave, Refrigerator, Tankless Water Heater
Bathrooms
2 Full Bathrooms, 1 Half Bathroom
Cooling
Zoned
Fireplaces Total
2
Flooring
Hardwood, Resilient, Varies
Heating
Gas, Zoned, Baseboard, Hot Water
Interior Features
Entrance Foyer, Eat In Kitchen, Separate Formal Living Room, Living Dining Room, Pantry, Sliding Glass Doors, Bedroom On Main Level, Main Level Primary
Laundry Features
In Basement
Levels
One
Main Level Bathrooms
2
Main Level Bedrooms
3
Exterior
Architectural Style
Ranch
Construction Materials
Aluminum Siding, Stone, Copper Plumbing, Pex Plumbing
Exterior Features
Blacktop Driveway, Enclosed Porch, Porch, Patio
Garage Spaces
2
Lot Features
Flood Zone, Irregular Lot, Near Public Transit, Wooded
Other Structures
Sheds, Storage
Parking Features
Underground
Patio And Porch Features
Patio
Roof
Asphalt, Architectural, Shingle
Stories
1
Waterfront Features
River Access, Stream
Window Features
Thermal Windows
Financial
Taxes
$7,042
Map
Community
- Address322 Falls Boulevard Sullivan NY
- CitySullivan
- CountyMadison
- Zip Code13037
Subdivisions in Sullivan
- Carman Mdws
- Chittenango
- Downtown
- Eddy Knolls Sub Ph I
- Fairview Terrace Sec B
- Final Plan Tuscarora Heig
- General Schuyler Estates
- Harbor Lights
- Harbor Lights/Oneida Lake
- Harbour Town
- Hearthstone Village
- John B Yates
- Lakeside Meadow
- Late Oneida Reservation
- North Ridge
- Richard Varicks Patent
- Varicks Location
- Village
- Wendall K Bushnell & Lena
- William Barrett Sub
Market Summary
Current real estate data for Single Family in Sullivan as of Oct 20, 2026
83
Single Family Listed
91
Avg DOM
210
Avg $ / SqFt
$377,007
Avg List Price
Property Summary
- 322 Falls Boulevard Sullivan NY is a Single Family for sale in Sullivan, NY, 13037. It is listed for $427,500 and features 3 beds, 3 baths, and has approximately 1,550 square feet of living space, and was originally constructed in 1960. The current price per square foot is $276. The average price per square foot for Single Family listings in Sullivan is $210. The average listing price for Single Family in Sullivan is $377,007.
Similar Listings Nearby
Courtesy of Howard Hanna Real Estate. Disclaimer: All data relating to real estate for sale on this page comes from the Broker Reciprocity (BR) of the New York State Alliance of MLSs. Detailed information about real estate listings held by brokerage firms other than Michael Paduano include the name of the listing broker. Neither the listing company nor Michael Paduano shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. The Broker providing this data believes it to be correct, but advises interested parties to confirm any item before relying on it in a purchase decision. Copyright 2026. New York State Alliance of MLSs. All rights reserved. 322 Falls Boulevard
Sullivan, NY