156 Mud Pond Rd, Colton, NY 13625

This 2-bedroom, 2.5-bath Cape Cod-style four-season home offers waterfront living on Higley Flow’s Big Bay in Colton, NY, in the foothills of the Adirondacks. Set on a 0.39-acre lot just around the corner from the boat launch, the property offers beautiful south-facing water views and easy access to boating, kayaking, swimming, fishing, and everything the Flow has to offer. Originally built in 1943 with a significant addition completed in 1998, the home combines original character with comfortable modern living. The approximately 1,400 square feet of living space includes a three-season porch overlooking Big Bay, and ample outdoor deck space to relax and enjoy the views. A large 2-stall garage provides an additional 896 square feet across two levels, offering exceptional space for vehicles, recreational equipment, storage, or a workshop. The main floor features an open living and dining area with high ceilings, exposed structural woodwork, large windows, and natural wood-finished trim. A wide opening and step-down lead into the kitchen, which also features large windows and one of the home's best water views. A half-bath and laundry room are conveniently located just off the kitchen. The upstairs primary suite takes full advantage of the waterfront setting, with the home's best views of Big Bay. The ensuite bathroom includes a tub/shower, along with two closets. The finished basement provides additional flexible living space, including a guest room with an attached full bathroom and sliding-door walkout toward the water. Two additional finished rooms currently serve as bedrooms but could also be used as guest rooms, home offices, hobby spaces, or storage, depending on the needs of the next owner. The home features central air, an air filtration system, and hydronic radiant heating. The radiant heating system was fully replaced in spring 2026. The property is served by a private septic system. Whether you're looking for a year-round family home or a four-season waterfront getaway, this property offers a rare combination of water access, privacy, character, and proximity to the Adirondacks. Enjoy summer days on the Flow, quiet mornings overlooking the water, and year-round access to the outdoor recreation and community of Colton.