Author Archives: lisa
A bounty of affordable country houses in these parts! I happen to like the look a little more on the outside than on the inside, but ripping out that blue carpet in the TV room will go a long way. 46 Dymond Road in Kerhonkson was built in 1960, but you can see some upgrades since then, particularly the subway tile in the bathroom. Looks like it could use a bit of modernizing (change the cabinets in the bathroom, perhaps the kitchen, too), but with a price like that, you could probably afford to upgrade. This one, too, has a condition of “good,” so if you go see it, bring a skeptical eye and a really good engineer.
Ah, for the price of a parking spot, you can get a lovingly painted farm house on an acre of land in Kerhonkson. This one caught my eye because of the exterior paint job, though I’d wash over much of the interior colors with hues that don’t evoke a package of Smarties. Yes, the interior needs some love.
There’s only one bathroom at 145 Samsonville Road, which explains some of the price (of course, I really like that bathroom). So does the fact that the MLS lists the condition as “good.” That said, I love those kitchen cabinets and their deco-ish door pulls (are those original, you think? Or from the ’40s?). Nice views, although you’re perched right on the road, sitting on your porch to look at them. Nice expanse of backyard and adorable outbuilding. A good starter upstate home, you think?
145 Samsonville Road, Kerhonkson (Exit Welch Realty) GMAP
Asking Price: $129,000
Year Built: 1926
Square Feet: 1,496
Land: .98 acres
Features: mountain views, outbuilding
Inspired by the New Paltz dome (now on the market), we spent some time last year looking at dome houses for sale in upstate New York. And since we’re concentrating on Kerhonkson this week, we peeked in again on this super-green monolithic dome. 105 Dymond Road hasn’t gone down in price, but, heck, it hasn’t gone down in originality either. Been listed for about six months. Three beds, two baths, 3.2 acres, 3,200 square feet. For the hippie in all of us. Some estimates I saw of sale prices were in the $325,000 range.
105 Dymond Road (Westwood Metes & Bounds) GMAP
Folks, we are super excited to announce the newest member of the Upstater team. We interviewed lots of folks to write for Upstater, but Kandy Harris — a writer, musician and mother who could spend all day looking at real estate listings — stood out. Not only is she a great writer and a cool chick, she’s a local (lives in Saugerties) and travels extensively around Upstater territory. So, she’ll be writing about houses, cool stuff to do and insider, Upstater tips. We’re so glad to have her on board.
So, my experience of Kerhonkson is limited to two drives through it, and talking to two single New Yorker ladies who bought second homes there. One works in photography, the other in TV, and chose the location because it’s not too much of a drive (a little over two hours) and significantly cheaper than some towns with more curb appeal in Ulster County, like Stone Ridge or Rosendale.
Not to say that there aren’t amenities in the town: a Chinese restaurant, a pharmacy, post office, pool supply and a funeral home, to name a few. Route 209 cuts straight through town, leading deep into Sullivan County. The hamlet of Kerhonkson is one of two within the town of Rochester (not to be confused with the city of Rochester) — the other is Accord, which has even fewer amenities. It’s pretty and quiet and rural, a good area to be alone in. You might find yourself driving into Stone Ridge or Rosendale for groceries or a bit of night life, but it’s not more than a 20-minute drive to most of what you’ll need.
As for real estate… you can find luxury homes in the area if you search hard enough, but in general what you’ll find here are farm houses hovering in the affordable range: $300,000 to $600,000 for something with character, good bones, and land. More houses, and more on Kerhonkson, this week on Upstater!
Haven’t heard of Passivhaus? It’s one of the greatest green building innovations since the igloo. Basically, it’s a house so tightly sealed that it hardly needs to be heated or cooled. It uses an air exchanger to help regulate the temperature, as well as passive solar heating (basically, a giant wall of south-facing glass that lets lots of light and sun and heat in during winter months, and an overhang to block it during the summer).
This passive house, a spec house in Claverack built by Dennis Wedlick Architects, is a beaut. 349 Millbrook Road in Claverack is an electric house with an expected annual utility bill of $400. Nice. It has three beds, two baths, 1,650 square feet and seven acres, all a hop-skip from Hudson. The ceilings are 22-feet high, very open floor plan. I think it’s a tad too modern for me, a little on the sterile side, though I’m sure if you furnish it warmly it’ll be amazing. Certainly, it’s a piece of architecture to be proud of.
It was profiled in the NY Times last summer (as well as in Interior Design this fall) and listed at $595,000. So what happened? Turns out the builder’s costs were much higher than anticipated, so they’ve now listed it at $675,000. Harumph.
A reader clued us in to this great site, freecabinporn.com: nothing but cabins, from rustic to high-design, all for your drooling pleasure. You can submit your own. In fact, upstaters should — I don’t see any cabins in upstate New York on there yet!
Hey, if you’ve got any houses to recommend, sites to pass on, or any other tips, send us a note. Thanks.
Looking for waterfront? Affordable? Adorable? A short walk to a delicious restaurant, library, bookshop? Short drive to train station or to the Taconic? Sorry — I don’t mean to sound like a marketer, but I’m pretty keen on this Summit Lake cottage at 3 Lake Drive in Philmont for a country house. Beautiful water views, fireplace, woodstove, open floor plan. I love the kitchen. Okay, it has only two bedrooms and 1,700 square feet, which limits who’ll want it (someone who craves solitude, has only one kid or doesn’t want to bring lots of friends up with them for the weekend). I would try to outfit that garage as a guest house/studio, if the town will allow it — a big if, I know. It’s on half an acre, not bad for a village lot, but certainly not an estate. You will have neighbors. Built in 1930, with taxes under $6,000.
3 Lake Drive, Claverack (Peggy Lampman) GMAP
The beautiful, retro farmhouses of Catskill Farms continue to defy upstate real estate trends and steadily sell their handsome inventory. The latest to go is Cottage 38, on three acres, on a dead end road in Stone Ridge. Farm 17 sold a few days ago. Guess these guys are doing something right!
A reader alerted us to this event benefiting the Latino community in Amenia. “The garden is a project of Somos La Llave Del Futuro- a non-profit that assists Latin immigrant communities upstate,” she writes. “The hope is for this to be a model for a community garden for all residents, and possibly relocate to a field adjacent to the Town Hall.”
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