322 Falls Boulevard, Sullivan, NY 13037

• 3 beds |
• 3 baths |
• 1,550 sqft

Property Description

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.

Listing Status:

Active

Date Added:

May 28, 2026

Data Last Updated:

June 26, 2026 at 7:16AM

Listing Office:

Howard Hanna Real Estate : 315-446-8291

Listing Agent:

Peter L. Denney : 315-289-2588

MLS ID:

S1685675

Interior

• General: Entrance FoyerEat-in KitchenSeparate/Formal Living RoomLiving/Dining RoomPantrySliding Glass Door(s)Bedroom on Main LevelMain Level Primary
• Appliances: Appliances NegotiableBuilt-In RangeBuilt-In OvenDishwasherElectric OvenElectric RangeGas Water HeaterMicrowaveRefrigeratorTankless Water Heater
• Laundry: In Basement
• Basement: FullWalk-Out Access
• Flooring: HardwoodResilientVaries
• A/C: Zoned
• Heating: GasZonedBaseboardHot Water
• Fireplace: FireplaceFireplaces: 2

Exterior

• General: Blacktop DrivewayEnclosed PorchPorchPatioShed(s)Storage
• Style: Ranch
• Other Structures: Shed(s)StoragePatio
• Parking: Underground

Construction

• Roofing: AsphaltArchitecturalShingle
• Windows: Thermal Windows
• General: Aluminum SidingStoneCopper PlumbingPEX Plumbing1Block

Location

• Road/Access: Main Thoroughfare
• HOA Amenities: 415.0
• Originating MLS: NYS_S
• School District: Chittenango
• County: Madison

Lot

• Zoning: 254801-049-057-0001-007-000-0000

Utilities

• Utilities: Cable AvailableSewer ConnectedWater ConnectedCircuit Breakers
• Water: ConnectedPublic
• Sewer: Connected

Financial

• Source: NYS_S