Category Archives: Kerhonkson
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.
Can you imagine snuggling into your bed at night after a long day at the office, being lulled to sleep by the sound of a waterfall in your backyard? I had to get five aquariums AND download a waterfall sounds app for my iPod just to get that effect in my apartment. Having a swimming hole in your back yard in which to languish on sultry summer days would be pretty great also.
Oh, and we like the house, too. It’s pretty, but the first thing I would do if I bought this home would be to pull up the carpets. I always assume that under every hideous carpet lies a beautiful hardwood floor. I have no basis for this assumption, except that one time, I lived in a house that had nice hardwood floors hidden by barf-green shag carpeting. Long story short: It doesn’t hurt to pull up the corner of the carpet, just to see what’s under there.
The house is set back from Boice Mill Road, secluded, and surrounded by farm land all around. And if this was our yard, we’re not sure we’d ever be able to leave the property ever again. Looks like the perfect place to go for a bit of an afternoon ramble, don’t you think?
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
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!
Hm, why is this Kerhonkson rental house so comparatively affordable? It looks so nice, with great views, clean lines, convenient-ish location (we know two single women who’ve bought houses in Kerhonkson in the past couple of years, and we’ll talk more about it in the new year). It has three beds and two baths, a nice-looking kitchen, fireplace.
This one is the real deal — a sustainable home that actually looks the part, the Prius of green architecture (or maybe the biodiesel-converted Mercedes?). This is a hyper-insulated dome, passive solar (hard to imagine how that works, given the ratio of wall to window — there should be a whole lot of south-facing windows), made from timber cleared on the property itself, radiant heat floors (to die for), no-VOC paint. It’s also, as they point out, disaster-proof — should survive the next Irene or terrorist attack. The kitchen looks nice, including the dome-shaped cutout in the cabinet. Too kooky for my taste, but I can tell you from spending time in Earthships that being among rounded walls has a surprisingly soothing effect. There’s a swimming hole and a stream, and it abuts thousands of acres of state land. Annual utilities are $1,500, pretty good for more than 3,000 square feet of space. Certainly this place would be a serious respite from the city. Here’s the big question mark: What does 80% complete mean? Stats on the jump.