Category Archives: Ulster County
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!
I have been watching this property for a while now…(over a year) and the price keeps going down, it is now at 119K!~
I have peeked around and there are clearly reasons for the price tag. It is a true fixer upper. It appears to have possible foundation problem mainly. Also the siding would have to be replaced, along with I am sure potential mold problems. It does however have an amazing fireplace, vaulted ceilings, a dining room, grand staircase, and is on a great convenient piece of property with an outbuilding that could easily be converted to an income unit with the addition of a bathroom. (It has a kitchen already) So if you are really looking for a “fixer upper”, and one with potential for income- this may be it. For full listing click here
Beds:2 Bed Baths:1 Bath House Size:1,326 Sq Ft Lot Size:0.68 Acres
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!
Normally when I say a house needs updating, I’m talking about structural issues. But in this case, I think the bones on this place are strong. It’s the mid-80s decor that’s gonna need to go. However, some new tile, new carpet and reupholstering will do the trick. What it’s got going for it is the view. I love the sliding glass doors revealing the mountains beyond. Funny built-in fireplace with rounded corners that must have been high design at some point. I think it could still be cool.
Why do they make it so hard to figure out the taxes? As with so many Ulster County homes, I had to search on Property Shark to find an assessment: $14,787. Oh, that’s why. Jeez. Stats on the jump.
Warning: conflict of interest, instance of nepotism. This is my pal’s place, and since she so kindly gave us her insights into life in New Paltz, we decided to show it to you. Liz says the house, built in 1999, is amazing, wonderful, a revelation, close to town…and just too big for her family of three. So they’re looking to downsize.
If you, however, are looking to upsize, here’s what you’ll get: “4 bedrooms, 5 baths, finished recreation room, a second sunroom with soaring, sky lit ceiling, and a gourmet kitchen with granite counters joining the spacious breakfast area.” Space, indeed, with over 4,000 square feet. And nice views. Close to town. Taxes: over $16,000, which is a common problem with real estate around these parts.
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!