Category Archives: Saugerties

Ulster County Property Taxes On the Rise

Has anyone been following the story about the New York State Property Tax Cap? As far as I understand it, Cuomo ushered through some legislation late last year that caps the increase in property taxes at 2% or the rate of inflation, whichever is lower. Sounds good, right? Here’s the catch: municipalities can vote out the cap (which doesn’t apply to NYC, by the way). “Communities may raise or lower property taxes according to the needs of the community. If the taxpayers want to pay more taxes they can, and they can override the cap with a 60 percent vote for schools and by a 60 percent vote of the governing body for local governments.”

In Ulster County, all but two municipalities opted out of the cap, according to the Daily Freeman. Here’s the skinny:

“According to the  Real Property Tax Service Agency, 2012 county tax rates per $1,000 of assessed property value will be as follows.

• Denning: $23.34, up 8.4 percent from $21.53 in 2011.
• Esopus: $4.25, up 8.4 percent from $3.92.
• Gardiner: $4.85 per $1,000, up 2.3 percent from $4.74.
• Hardenburgh: $6.39, up 8.3 percent from $5.90.
• Hurley: $4.02, up 0.5 percent from $4.
• Kingston (town): $4.69, up 1.5 percent from $4.62.
• Kingston (city): $4.24, up 8.4 percent from $3.91.
• Lloyd: $4.24, up 8.4 percent from $3.91.
• Marbletown: $3.95, up 1.3 percent from $3.90.
• Marlborough: $4.27, up 8.4 percent from $3.94.
• New Paltz: $4.23, up 8.5 percent from $3.90.
• Olive: $4.21, up 8.5 percent from $3.88.
• Plattekill: $4.27, down 0.6 percent from $4.30.
• Rochester: $4.23, up 4.2 percent from $4.06.
• Rosendale: $4.25, up 8.4 percent from $3.92.
• Saugerties: $4.27, up 8.7 percent from $3.93.
• Shandaken: $18.30, up 8.3 percent from $16.89.
• Shawangunk: $21.35, up 3 percent from $20.72.
• Ulster: $5.24, down 0.2 percent from $5.25.
• Wawarsing: $257.92, up 8.3 percent from $238.05.
• Woodstock: $4.43, up 3.7 percent from $4.27.

That means that for lower taxes, head to Plattekill or the town of Ulster. Upstater will check those towns out soon!

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Modern Ulster County Homes, from Affordable to Dreamable

I came across this post over on Dylan Taft’s website — he’s the real estate broker who gave us the inside scoop on Stone Ridge a couple of weeks ago. He’s done a great job picking out modern homes for sale in Ulster County that range from $250,000 to $850,000. Naturally, I love the most expensive one, but there’s a good mix here.

Upstate Jane: FIXER UPPER ALERT! A Bed and Breakfast or Hotel waiting to be re-born for 89K

By complete chance, I happened to drive by this historical looking mansion the other day on my way from Woodstock to Kingston. Just outside Saugerties in Lake Katrine, on Leggs Mill Road I passed an 1800 Edwardian masterpiece with a “for sale” sign. I couldn’t believe I hadn’t seen it was on the market previously! I looked it up, and realized why. It is only 89K and it needs a total re-haul- but for someone with a desire to move up here full-time to run a bed and breakfast, boutique hotel, artist in residency housing, or just restore an old mansion to its glory days- this is a great piece of property to do it. With 17 rooms,  1.80 acres, right near the water, and between Kingston and Saugerties it is convenient but quiet and definitely seems worth a further investigation! Click here for the full listing.

Beds:7 Bed Baths:2 Bath House Size:3,213 Sq Ft Lot Size:1.80 Acres

Five Figure Fridays! Spotlight on Saugerties

Saugerties has a lot to offer – easy Thruway access, an Esopus/Hudson riverfront downtown area with sheltered marinas, and a lovely woodsy sprawl of well kept residential outlying areas that manage a nicely hybridized suburban/rural feel.  And fifteen or twenty minutes away is the lovely and ski-y Tannersville/Hunter/Windham area, just up the steep and twisty 23A past Kaaterskill Falls or the closed-every-winter, butt-clenchingly hairpin Platte Clove Road (pro tip: do NOT drive down this road in a 1984 camper van with lackadaisical brakes).

That said, in a lot of cases staying under 100 grand in Saugerties requires some imagination and some courage.  So with dauntless, fixer-upper spirit, here are five five-figure Saugerties properties.  Details and more pictures of each property are after the jump.  From highest to lowest:

Dock Street 3BR - $89k

A true “handyman special,” this waterfront (!) village home has, according to the broker, been in the same family since 1890.  Which is amazing and also somehow a little mournful.  Fifty feet of frontage on the Esopus, just below the dam, which means constant white noise for extra deep sleeping.  Attention kayakers: your backyard water access here is a couple hundred yards from the Hudson River.   There are no interior pictures (whuh-oh) so assume you’re buying the location and the water. $89k.

Church Rd. 3BR - $89k

This is a mobile but looks well-kept and turnkey.  Pretty front lawn on 2.4 acres.  Half the property is across the street and consists mostly of bluestone quarry, which is either depressing or exciting depending on how you feel about stone, I guess.  Imagine the patio you could build, with ulra-local materials!  $89k.

Kate Yaeger Rd. 2BR - $65k

Adorable and affordable, this little blue cottage has the distinction of being the first property in a long time that made my wife say “yes, I want it.”  Of course, she also looked at the picture of the on-property stream and said “oh look, it even has its own puddle!”  $65k.

Manorville Rd. 1BR - $65k

Another fixer for the staunch of spirit, but my sakes could this be striking when it’s done.  A 1965 contemporary with interesting bi-level design (the Zillow link has even more, and more interesting, pictures than the listing agent does) but, since this changed hands for $150k just eight years ago, you have to assume there’s something badly wrong here.  Still, it has tremendous potential.  $65k.

Band Camp Cir. 2BR - $37k

Lastly, the bargain of the bunch – an estate sale that hasn’t been occupied in over a decade (what is it with Saugerties and mournful backstories?).  There’s certainly lots to do, but at this price you can probably afford the reno.  Best of all, it’s on Band Camp Circle, so you can spend your out-of-town weekends endlessly repeating “This one time?  At Band Camp?”  (NSFW).   $37k.

BONUS BARGAIN:

This isn’t in Saugerties, though it’s just up 23A, but it’s a Craigslist ad and not listed on Realtor or Zillow which means it may disappear any time.  It’s an inoffensive, 20ish year old doublewide on an acre of land and it would sorely benefit from some tree plantings to mask its slab-sided doublewideness.  The killer here, though, is the proximity to the gorgeous Kaaterskill Falls.  To wit:

Haines Falls 3BR - $79k

Amazing.  Just reduced from $130k to $79k and described as “must sell.”  Go, waterfall-loving bargain hunters, GO!

After the jump: links and stats for each, plus a big gallery with a bunch more photos.  Happy bargain hunting.

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Millerton Ranch, $289,000

Well, look. I love Millerton, but the real estate options are dry. Thus, I’m putting up this fella, which could probably be nice with a decent renovation. Built in the Reagan era, not known as a glorious period of residential architecture. Conspicuous absence of interior photos, yes? The good parts: great views, close to town. The bad parts are a bit of a mystery. Let us know if you go see it. Reduced $10,000 in April. Stats on the jump.

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Lakefront in Millerton, $429,00

This place is more than I want to spend, but if your budget is up to a half-mill and you want water, proximity to NYC and to be close to lovely Millerton, I would definitely take a look at this. It says Buckminster Fuller-inspired, and perhaps by that they mean it has a triangular window? Not huge, with 1,900 square feet and two beds plus sleeping loft, but it has over an acre of land. And it’s just NICE. I’d happily curl up on a couch in that living room. What about you guys? It’s gone down $70,000 since it was listed in August. Stats on the jump.

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Friday Real Estate Porn: 1793 Saugerties Frame House, $765,000

Oh, this is sweet. Another low-ceiling with beams pad, but 815 Blue Mountain Road looks like it gets lots of light, has wonderful landscaping an that tiny stone cottage. This 1793 frame house–it’s sort of salt box-ish, isn’t it?–has a nice kitchen, pond views, stream frontage (and a swimming hole!!), nice patio, five acres. I could go on, but I’ll let you just drool over the pictures, if old houses are your thing. Here’s a tantalizing bit from the description: “There is also a stunning guest house with full kitchen, living room, 2-car garage and loft storage. The stone smokehouse would make a great studio.” Located west of 87, right near the mountains.

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Saugerties Village Victorian, $189,000

If you’re looking to move close to the Village of Saugerties, with its great vintage shops and yummy restaurants, you’ll certainly have your pick of sweet old properties for reasonable amounts. This is my dream price, if not my dream house. Lots of good stuff, though the comparison to SoHo properties gets undermined by those low ceilings. It has a small, sort of sad yard, but that part is easily spruced up. Nice kitchen, small–around 1,500 square feet–but very reasonable for a small family. Nicely appointed — not overly modernized nor weighted down with detail, and close to the water. Taxes seem very high to me in Saugerties: $4,000 for this modest place. Does it have fantastic schools or something? Stats on the jump.

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East vs. West; Saugerties vs Red Hook for under $250, 000

One of the first things you need to figure out if you’re buying a home north of NYC is which side of the river is for you. We profile towns and properties both East and West of the Hudson here on Upstater, but we thought we’d try to make the comparisons a bit more immediately graspable. East vs. West is our attempt to do just that: looking at homes for roughly the same price point in two comparable towns on different sides of the river.

For our throw-down, I wanted to compare Saugerties and Tivoli—-both quirky little towns with a lot of curb appeal, interesting full-timers and plenty of part-timers too. The problem was I couldn’t find much of anything in Tivoli for around $250,000. As Lisa has discussed, housing stock in Tivoli is tight—and expensive. To find something nice for roughly $250, 000, I had to move a little north to Red Hook, which is also a lovely place and quite desirable.

Let’s start with Saugerties first, where I found this cozy cottage for $234, 900.  I’m not using cozy as an euphemism for small: the house really does look like a nice place to curl up with a good book, thanks to the cobblestone fireplace, hand-hewn exposed beams and the deep screened in porch, all of which you can see in the pics at the top. It’s 1212 square feet for 3 beds, 2 baths, 1 acre of land, and three beds, two baths.

In Red Hook, I found this pretty 1899 farmhouse for $249,000. It’s bigger than the house in Saugerties—this one has 4 bedrooms, 2 baths, and 2644 feet of interior space. There’s less acreage, though, with only half an acre here. The interiors of the Saugerties home are clearer more modern, not only because it’s fifty years younger, but I think if you cleared away the clutter and drapes in the Red Hook farmhouse, you’d find some good bones.

Let us know which one you think is the better deal! Stats for each place on the jump. Read the rest of this entry

West Saugerties Farmhouse with Pool, $325,000

Properties close to downtown Saugerties are pretty affordable — you’d have to work to get something over $300,000. But if you want some acreage, and to be closer to the Catskills, head west. (Properties in the hamlet of West Saugerties are also well-priced, but then you don’t get the land).

This lovely farmhouse has three acres, four beds, a nice open feel and a pool. I don’t get the sense of delicious mountain views, but the landscaping is pleasantly park-like. The lot abuts a busy-ish road, so its appeal depends somewhat on far back it sits. Nice beams on the ceiling, some nice additions like a wood stove and a hot tub. Definitely seems like a prime country house candidate. Assessed at $305,000 and hefty taxes based on that: $8,135. Stats and more photos on the jump.

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