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Hudson Valley

REAL ESTATE Guide

THERE IS NO APP FOR EXPERIENCE! Westwood agents draw on over 35 years of recognized success in getting savvy buyers and sellers to their Real Estate goals. Our time tested strategies, deep knowledge of the local markets and an unparalleled commitment to service and integrity give our clients a distinct advantage in a complex marketplace. A Westwood agent on your team puts you on the inside track to the finish line. Trust your success to ours. It works!

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STUNNING VICTORIAN - Much admired Kingston landmark offers 3200+ versatile SF in a pre-eminent live/work location. Irreplaceable architectural detailing offers OPPORTUNITY FOR HIGHLY VISIBLE OFFICE SPACE augmented by rental INCOME from 2 apartments upstairs! Impressive double entry, ceramic fireplace mantels, plaster walls, gracious stairway, HW floors, French doors & more! Call for details............. $339,900 Call Harris L. Safier, RE Broker, 914-388-3351 mobile

PONDSIDE COLONIAL - Fabulous 22-acre estate setting with privacy and boating & skating POND! Impressive Saltbox Colonial features gracious 3200 SF offering 4 BRs incl. ensuite MBR w/ fireplace, 2.5 baths, 22’ EI kitchen w/ island, family/media room w/ cozy fireplace, FDR w/ French doors, handy 1st floor bonus room perfect for office/guest space, full basement, 2 car garage, CAC & MORE! MUST SEE! ............................................$529,000 Call Brenda Jean Graf, RE Salesperson, 845-679-7321x111

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COUNTRY COMFORT - You can just move-in! Well maintained Colonial on 1+ quiet acres on a country road. Traditional floor plan of 1800 SF offers sunny EIK with room for home office; opening to expansive bi-level deck perfect for BBQ & o’looking private yard. Family/media room has a cozy fireplace & opens to deck. Ensuite MBR + 2 add’l BRs, 2.5 baths, HW & ceramic floors & 2 car garage, too! Close to Woodstock! ..................... $319,900 Call Brenda Jean Graf, RE Salesperson, 845-679-7321x111

BUILD YOUR DREAM HOME HERE! - This 12+ ACRE site in the Catskill high peaks has it all – beautiful natural woodlands & a MEADOW, sought after PRIVACY on private road, mountain views and picturesque old stone walls. BONUS of three separate deeds with one +/acre parcel abutting State Land. Minutes to Belleayre Ski Center, near Hunter & Phoenicia. Well Priced! .. $59,500 Call Dolly L. Shivers, Assoc. Bkr., 845-901-0092 mobile

COUNTRY CONTEMPORARY - Elevated 2.8-acre site offers privacy and mountain views in a serene setting between Woodstock & Phoenicia. This spacious, sunwashed 2700+ SF cedar contempo offers an airy open floor plan, 24’ LR with brick fireplace, cherry, oak & marble floors, beamed ceilings, 4 BRs incl. vaulted MBR suite with private deck, 3 full baths, 25’ family/media room & 2 car garage. DELIGHTFUL! ................$375,000 Call Marcia S. Weiss, Assoc. Bkr., 845-750-0710 mobile

KINGSTON CHURCH - Join the Kingston Renaissance!! This former brick church offers 5700+ SF on 2 levels. Street level features 56x30 main room with 14’ ceilings, stained glass, loft, 2 offices & 2 bathrooms. Walk-out lower level features office, storage and 46’ free span space. Think fab artist/ performance space, live/work renovation or unique offices. Parsonage & meeting hall also available! ..................................................$245,000 Call Barbara A. Ellman, RE Salesperson, 845-399-1570 mobile

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42 ACRE PARADISE! - Own a piece of heaven with an organic fruit & nut orchard, “blueberry fields forever”, a pristine pond, stream and serene mountain & vista views. A well-sited, immaculate multi-level 2900 SF home features a large eat-in kitchen, 3 BRs including an ensuite MBR and a 35’ x 17’ family/media room w/polished concrete floors & French doors overlooking the pond. There are gleaming hardwood floors throughout. Separate oversized 3 car garage offer studio/workshop potential Think Farming, family compound, tiny house enclave or…just pure peace and relaxation. Wildlife abounds! Asking ............. $475,000 Call Barbara B. O’Hare, Assoc. Bkr., 845-389-7660 mobile

LOCATION, LOCATION! - Minutes to everything from the quiet cul-de-sac location of this inviting easy living ranch. It’s so easy to have it All – Three BRs including an ensuite MBR, 2 full baths, gleaming cherry laminate floors, kitchen with handy breakfast bar, DR, central AC to beat the heat, NEW washer & dryer, sliders to private 20’ rear deck o’looking pet & play friendly yard. Detached garage, too! ...................................................... $216,900 Call Lynn Masanotti, Assoc. Bkr., 845-532-1716 mobile

RUSTIC GEM - Exceptional true log home nestled on 2.4 serene acres in historic Cragsmoor arts colony area. Accented by soaring cathedral ceiling, this inviting interior features gleaming oak floors throughout, soaring stone fireplace, custom kitchen w/ granite counters & island, two BRs down PLUS full floor ensuite MBR up w/ adjacent den/office, 2 baths, heated garage, fenced garden & in-ground POOL, too! .......................$379,000 Call Mary Ellen Flemming, Assoc. Bkr., 845-399-5762 mobile

JAW DROPPING VIEWS! - Astounding 180 degrees across the valley to the Catskills & beyond & grace the 21 acre (3 deeds!) site of this cedar contempo in historic Cragsmoor arts colony. Features include 3 BRs, 3.5 baths, 3 fireplaces, cathedral ceilings, HW & ceramic floors, full basement, bluestone patio, att. garage + det. garage with loft apartment for guests /office and POND, too! VIEWS FOR MILES & MILES. ............................$650,000 Call Mary Ellen Flemming, Assoc. Bkr., 845-399-5762 mobile

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NEW PALTZ FARMHOUSE W/ POOL! - Perfectly sited on 7+ acres down a tree lined drive with coveted majestic Mohonk VIEWS! Classic center stair Colonial style farmhouse c. 1840 offers graciously proportioned 3600 SF featuring gleaming HW & wideboard floors throughout, LR & DR with cozy fireplaces, 5 BRs, 3 full baths, EI kitchen, screened porch, det. garage PLUS IG POOL for summer fun! .....................................$495,000 Call Donna Brooks, RE Salesperson, 845-337-0061 mobile

SWEEPING MOHONK VIEWS - Fabulous 13.5 ACRE setting with panoramic “Gunks” & Mohonk views. Completely fenced with meadows, pasture and several paddocks plus frontage on Shawangunkill River, too! Perfect for micro-farming and livestock. Spacious 2400 SF high ranch offers 4 BRs, 3 full baths, 21’ family/media room, dining space opens to inviting patio with bucolic vistas. Minutes to vibrant New Paltz. ................ $329,900 Call Donna Brooks, RE Salesperson, 845-337-0061 mobile

ROOM TO ROAM! - Enjoy the utmost in PRIVACY & SECLUSION on 48 ACRES of natural woodlands, stone fences, walkable paths and meadows. First offering in over 40 years! A perfect place to create a significant estate or compound. There’s even a rustic 2 story house to get you started offering 1500 SF with 3 bedrooms, 1.5 baths, a fireplace with woodstove insert, eat-in kitchen, den & enclosed porch. CHECK IT OUT! ......................$224,900 Call Jeoffrey D. Devor, Assoc. Bkr., 845-389-0688 mobile

REBORN SCHOOLHOUSE W/ STUDIO - Smartly repurposed schoolhouse/firehouse combo is now a delightful living space PLUS a 1250 SF STUDIO perfect for artistic or craft endeavors. Open plan eat-in kitchen and living space in former 2 room school. Heated breezeway leads to massive heated studio plus 3 bedrooms upstairs. There are wood floors and 1.5 baths, too. Three acres on a country road. ................................................. $169,900 Call Jeoffrey D. Devor, Assoc. Bkr., 845-389-0688 mobile

www.westwoodrealty.com Kingston 340-1920

Woodstock 679-0006

Stone Ridge 687-0232

New Paltz 255-9400

West Hurley 679-7321 Standard text messaging rates may apply to mobile text codes

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Hudson Valley REAL ESTATE Guide

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Hudson Valley REAL ESTATE Guide

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300Â

Real Estate

BEAUTIFUL LAKE GEORGE SUMMER HOME, located on the north end of the Lake, 66 plus feet of Lake Front comes with this home. Watch the sun set from your expansive deck which encompasses 2/3 of this home. Three bedrooms, living room, dining area, kitchen and full bath. 3 sliding glass doors looking directly to the lake. Basement for storage, all on 6/10 of an acre. As a bonus there is a commercial dock for your boat and others. Please call for more information and price 845-691-2770. 2-Bedroom House on stream, 4 miles from Village of New Paltz. 366 Libertyville Rd. $178,000. 239-404-6173 Ashokan Reservoir Area. Handyman Special. 25 year old double-wide on full foundation. Well, septic, 2.75 acres. $69,900. Email: johnnyevp@gmail.com (email corrected)

$65,000; 1200 ft2. Ranch, 10 min. from Hunter (Palenville); Large 2-bedroom, 1 bathroom ranch, 2-car garage w/fireplace. In need of roof and interior work. Solid structure, water, heating system and electric are good. 10 minutes from Hunter Mountain and Windham ski resorts. Huge backyard and patio for entertaining and relaxing after skiing. 5.5 acres. Bordering the Kaaterskill Creek, overlooking a working farm and beautiful mountain views. Owner Motivated! Bring offers! House is being sold as is. Cash buyers only. Call (845)401-6637 or e-mail: watswill8@aol.com Pics at: http:// catskills.craigslist.org/reo/5491253196.html

180 PRIME ACRES AND UPSCALE HOME

This home offers something for everyone! Too much to list. 5.2 acres of level land directly across the street from beautiful Lazy Swan Golf Course. Over 3,000 sq. ft. not including large ďŹ nished basement. 9’ ceilings in entire lower level. Huge open kitchen with cherry cabinets, stainless, granite, breakfast bar and a separate sitting area. Kitchen and dining area are one open area with windows everywhere. Expansive mountain views. Den with ofďŹ ce space and access to enclosed porch. House is made for entertaining! Master bedroom is enormous with birch hardwood oors, walk-in, balcony. Master bath with steam shower, jet tub. Master bedroom includes 20x11 ofďŹ ce / study with Catskill views.. Full ďŹ nished basement with 4th bedroom / craft room, family room, gym, & game room. Large landscaped front yard with paved drive. 2-Car attached garage with high ceilings. Rear of home is amazing! Large in-ground heated pool, extensive decking, hot tub, large garden area, dog fence, pond. “Ownedâ€? 16x32 solar panel display in rear keeps electric usage very low. Standby generator. Home is over-insulated beyond industry standards. High efďŹ ciency oil burner. Pellet stove in living room. Home has 4 slimline ac / heat units throughout home. Alarm system. Lots of natural light with windows and skylights everywhere. ............... ASKING - $525,000

ULSTER COUNTY MORTGAGE RATES Mid-Hudson Valley FCU 800-451-8373 30 Yr Fixed 15 Yr Fixed 10 Yr Adj

3.62 2.87 3.12

0.12 0.12 0.00

3.65 2.93 3.34

R E A L T Y

If interested in displaying rates call 973-951-5170. Rates taken 5/23/16 and subject to change. Copyright, 2015. CMI, Inc.

Woodstock: 7 acre Private Retreat. Log Home on dead-end rd., 2-bdrm, 1 bath, huge living room, basement 90% finished. Amazing wildlife. $289,000. Taylored Real Estate 845-6790636.

MOUNTAINTOP ESTATE

“SIMPLY AMAZINGâ€? • JUST LISTED • SAUGERTIES

REALTY

845-246-9555 www.helsmoortel.com

PO BOX 88, RT 9W, BARCLAY HEIGHTS, SAUGERTIES

the

LOCAL EXPERTS

VILLAGE GREEN REALTY

#1

in Homes Sold 2011-2015 *

Convenient Prime Location • Scenic Western Catskills • Ski Hunter, Windham, Belleayre • Hudson/Albany/Cooperstown -1hr • Low Tax Gilboa/Schoharie/Stamford

Dream Home with Luxury Amenities

SAUNDERSKILL FARM

SPECTACULAR LOCATION

HAVE IT ALL!!

A PIECE OF MOHONK

,-9 -9 ;,' $'2;'8 3( !$ধ=-;@ (38 ;,' ÂŁ3$!ÂŁ $311<2-;@ !9 >'ÂŁÂŁ !9 =-9-ধ2+ tourists for 18+ years. The 5000+ 97Ä‘W 8';!-ÂŁc+83$'8@c#!0'8@ (!81 1!80'; $!88-'9 ! >-&' =!8-';@ 3( ÂŁ3$!ÂŁ 683&<$;9W ø'8-2+ ÂŁ3$!ÂŁÂŁ@ +83>2 (8<-;9 { ='+';!#ÂŁ'9T 6ÂŁ<9 ÂŁ3$!ÂŁ &!-8@ -;'19W $2,300,000

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ENJOY CAREFREE LIVING

HUDSON RIVER BEAUTY

HISTORIC VILLAGE HOME VICTORIAN HOME & INN

‰ c‰ <2-7<' { 68-=!;' ;3>2,3<9'W -2<;'9 (831 -2+9;32Z9 ;8'2&@ >!;'8(832;W !<£;'& $'-£-2+9 -2 £-=-2+ 8331 >c90@£-+,;9W -;$,'2 -9 $,''8(<£ { 36'29 ;3 ;,' &-2-2+ { £-=-2+ 83319W £'2;@ 3( $£39';9T -2$£<&-2+ ! 1!9;'8 #'&8331 >!£0f -2 { £!8+' 6!2;8@W $265,000

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'!<ধ(<£ ,31' $32='2-'2;£@ £3$!;'& 32 !-2 ;8''; -2 <2;'8W 8'!; =-'> 3( ;,' 90- ;8!-£9 &-8'$;£@ !$8399 ;,' 9;8'';W !£0 ;3 ;,' 90- 9£36'9T '!9@ !$$'99 ;3 !22<!£ ('9ধ=!£9T ,-0-2+ ;8!-£9T =-££!+' 6!80T £!0'T 13=-' ;,'!;'8 !2& <9 ;36W $399,000

• Custom Designer Built 2000 • Open Floor Plan – Approx 4000 sq ft • 4BR/Loft/4.5 bath 1st Floor Master suite • Walkout Fully Windowed Lower Level • Sauna, Wine Cellar, Wetbar, Steam Shower • Equipped Cabin, Barn, Pond, Trails • Mountain/Valley Views From Every Room

See Website: www.catskillsresorthome.com Contact: (518) 947-4400 Email: mountaintophome@aol.com — Accepting offers —

OPEN HOUSE MEMORIAL DAY

Monday May 30 10am-12pm

<88'2;ÂŁ@ ;,' -ÂŁ& 39' -9 #3;, ! 8'9-&'2$' { 22 >cÂĽ cÂ? 9 !ÂŁÂŁ -2 -11!$<ÂŁ!;' $32&-ধ32W !9-ÂŁ@ !$$'99'& ;3 !ÂŁÂŁ ;,' >32&'89 ;,!; 1!0' ;,' <&932 !ÂŁÂŁ'@ <2-7<' { /<9; ‰,89 (831 W ;<82 0'@ #<9-2'99T ;,'8'Z9 23;,-2+ ;3 &3 #<; 9;'6 -2 { ;!0' ;,' 8'-29W $975,000

LIST WITH US - CALL TODAY

176 Downs Street Kingston NY

$137,000

Be part of the Kingston buzz at a very good price! Interior is ready to go: gleaming floors, updated BAs & kitchen, dry basement & attic, perfect for studio/playroom. 3 BR/1.5 BA. Back deck overlooks fenced backyard. This house pays its own way as an investment. Or, move right in and make the cosmetic tweaks that will make it as charming on the outside as it is inside. Walk to Broadway, bike to Uptown, or sit on your front porch and enjoy your little tree-lined bit of upstate heaven.

Sales Associate t: 518.943.7533 x13 m: 845.514.5360 susanbarnett@garydimauro.com 432 Main Street, Catskill NY

garydimauro.com

CATHY PULICHENE

LAURIE YLVISAKER

Woodstock

New Paltz

Woodstock

FEATURED LOCAL EXPERTS v i l l a g e g r e e n r e a l t y. c o m 9'!8$, ,31'9 d $311<2-;@ 683)ÂŁ'9 d 1!80'; 2'>9 d !&=-$' Goshen 845-294-8857 New Paltz 845-255-0615 Windham 518-734-4200

Kingston 845-331-5357 Stone Ridge 845-687-4355 Woodstock 845-679-2255

BRAT LE

G IN

Susan Barnett

AMY LONAS

CE

Kingston Hidden Gem

25 YEARS

*According to Hudson Valley Catskill Region MLS. Š2016 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker Real Estate LLC fully supports the principles of the Fair Housing Act. !$, ă$' 9 2&'6'2&'2;ÂŁ@ >2'& 2& 6'8!;'&W 3ÂŁ&>'ÂŁÂŁ !20'8 !2& ;,' 3ÂŁ&>'ÂŁÂŁ !20'8 3+3 !8' 8'+-9;'8'& 9'8=-$' 1!809 3>2'& #@ 3ÂŁ&>'ÂŁÂŁ !20'8 '!ÂŁ 9;!;' W

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Hudson Valley REAL ESTATE Guide

May 26, 2016

It’s all Upstate to them by Susan Barnett

I

f you want to know the latest local economic trends, you don’t have to go far to get the straight dope. No, it’s not some committee or business organization. Just look around. How many real-estate

brokers do you see? We Realtors are the canaries in the economic-development coal mine. When the economy’s tough, their numbers drop significantly. Apparently the air’s okay in the

50 Abeel Street, Kingston NY

Three units available for lease. Luxury lofts and studios in the historic Rondout district

mine, at least for now. According to the NYS Association of Realtors (NYSAR), closed sales statewide were up 16.8 percent in the first quarter of 2016 compared to the year before. The various Multiple Listing Services on the region don’t follow county boundaries, so that creates a mess to discuss another day. Let’s talk instead about why all those regional distinctions don’t seem to matter to our newest residents. Who am I to talk about this? I’m a Realtor. We are the welcoming committee for the people who are moving in. We hear what they want and what they’re saying about us. We hear their plans. And since a lot of those newcomers become friends, we hear what they have to say once they’ve settled in and the honeymoon is over. Here’s what’s happening, straight from the clients I work with: All our long-cherished local grudges, divisions and snobberies don’t mean a thing to the downstate expats.

D

on’t play coy. You’ve heard it. You’ve probably said it. East of the river has its nose in the air. West of the river has its head in the clouds. Woodstock is all artists and old hippies. Rosendale is what Woodstock was before it sold out. Phoenicia is where the real “in” crowd hangs out. No, they’re in Germantown. New Paltz is one big kegger. Catskill tries

Lovely New Paltz L-Shaped Ranch

SHOWN BY APPOINTMENT

Lisa Kelley: 845-340-4660 Nan Potter Realty: 845-331-0898

www.artistworkspace.com

It is move-in ready and a nicely refreshed ranch home. Post modern designed with no wasted space. It offers an open layout with an efficient galley kitchen, three bedrooms, 2 ½ baths, a family room and office/den. Warm cedar siding, lots of light from large windows, re-finished hardwood floors, freshly painted interior, a new boiler and lots more make this a really nice buy. Beautifully situated off Canaan Road (dead end), this site offers lovely views of the Bonticou Crag and is just minutes to Mohonk and Minnewaska and New New Paltz. Enjoy membership to a private neighborhood park, with a pond!. View at http://www.111Canaan.com/ ........................Offered at $349,900

really hard but doesn’t quite make it. Kingston is Newburgh with an air of superiority. Newburgh is Newburgh. Rhinebeck thinks it’s the Hamptons but it’s not. And Hudson is way cooler than all of you. Unless you leave Warren Street. But here’s the thing: the infusion of new people in our area has blurred all those names into one big, beautiful area called Upstate. Until they find their new home, the newcomers don’t see any important difference between Kinderhook and High Falls, Hudson and Kingston. Ulster, Greene, Dutchess, Columbia. Those county names mean absolutely nothing. They don’t care. It’s all Upstate to them. See Upstate through their eyes. The farmland rolls down to where the Hudson sweeps through the center, and the Catskills rise up in the west. There are farm towns and river towns, hamlets and small cities. Upstate begins when Metro-North pulls into Poughkeepsie. It ends, for most of them, in New Baltimore. There’s probably a lot more, they know, but that’s just too far from the city.

I

started looking with a city couple for houses in Kingston. We then looked at Rosendale. They found what they really wanted in Claverack. That’s Columbia County, just outside of Hudson, for those of you who might think it’s nearly in Canada. Parts of Claverack, it turns out, have really good high-speed Internet. The city expats like that.

! y l l o te

D Esta o ell al

Re H “The Real Estate Matchmaker” Bus: (845) 691-2126 Fax: (845) 691-2180 Cell: (845) 389-0398 P.O. Box 441 81 Vineyard Ave. Highland, NY 12528

5

Hudson Valley REAL ESTATE Guide

May 26, 2016

Another couple started in New Paltz and then discovered Catskill. The announcement that the American Dance Institute is building its headquarters in the old lumberyard there has kicked interest in Catskill into a higher gear. Few Brooklynites can resist a stunning historic fixer-upper for fifty thousand dollars. Catskill’s got ‘em. Yet another couple started in Catskill and ended up buying their dream house in uptown Kingston. Every guest who stays at their big Victorian wakes up just a little bit envious. And several of them have started looking for homes of their own. I worked with another young couple for over a year. They were looking at properties in four counties, before they found just what they needed in Columbia County. They had a reason to be picky. Their needs were very specific — they’re opening a new business. Not only do all of these newcomers refuse to understand the niggling little gripes one town or one area might have with another, but they are creating a network of connections that is knitting the whole area together. A Brooklyn couple looked at a house in Phoenicia and was happily surprised to meet someone they knew from the city walking down the street to get a cup of coffee on Main Street. They’ve

been living in the area for a few years now, and more of their friends have moved within a half-hour of their Phoenicia home. Nobody cares what county that might be in. This entrepreneurial pair has made friends with people all around them, discovering a great little farm market, a community garden. They’ve asked me not to mention the town they’re in, because they’re hearing it’s “the new Williamsburg” and they don’t want to see it grow too quickly. Woodstock is enjoying its own British invasion. Go to the grocery store, particularly on the weekends, and listen. Apparently the weak dollar is proving irresistible to people with pounds to spend.

WOODSTOCK

People move to our area ready to fall in love. And they do. Passionately. They’re a refreshing breath of fresh air in a room that was becoming pretty stuffy. The trick now for us is to realize we have to preserve the things that lured them here. Sherret E. Chase’s specialty is locating rural recreational properties in the Catskill Mountain region and southern New York state. Large properties and unique homes are his greatest interest and complex projects including land development are his favorite.

Contact Sherret E. Chase, Associate RE Broker to learn more about these properties, o. 518.580.8500, m. 845.380.2831 | sherret.chase@sothebysrealty.com| sherretchase.selectsothebysrealty.com

View of the Catskill’s high peaks across the Ashokan. Away from it all, close to Woodstock.Marbletown. MLS #20154563, $979,000

Perhaps the “Prettiest” 3 bedroom home on 6 acres near the village with 2 apartments. Woodstock. MLS#20153955, $589,000

Artfully Uniting Extraordinary Homes With Extraordinary Lives ® )UYEP ,SYWMRK 3TTSVXYRMX] )EGL SJ½GI MW -RHITIRHIRXP] 3[RIH ERH 3TIVEXIH

Charming 3 bdr. 2 bath, corner property in great neighborhood. Skylight in kitchen, wood floors, stone fireplace, huge double detached garage, w/d, and much more. Walk to deli, post office, restaurants, dog walk, 2 miles from town. 55 Overlook Dr. Only $215K.

917-669-8137 • Brokers Welcome

REAL ESTATE FOR SALE

MODERN STUDIO RENTAL

CARRIAGE HOUSE on the HUDSON RIVER If peace and tranquility are what you are looking for... this may be PERFECT for YOU! 280°of Hudson River views, wrap around balconies; private deck, designer bath and kitchen. Magnificent sunrises and sunsets, grape arbors and award winning gardens. If the sound of migrating geese and eagles flying is too great a distraction... this is NOT for you!

ELLENVILLE

Custom 4500sf 1-2 Family home on 10 or 60 beautiful acres with marble floor baths, Stone FPL. Zoned: Residential, Agriculture, Apartments, Hotels, Recreation, B&B, Nursery, Seniors $395,000+ Rlty600@aol.com (845) 229-1618

The fun thing is that once they’ve found their house, no one loves their community more fiercely than these new arrivals. Upstate, for them, suddenly splits, like an amoeba. There is Home and there is Everywhere Else Upstate.

Blanca Aponte broker associate Home office: 845.246.1001 Cell: 845.532.0310

Private dock w/ available slip. Located at end of cul de sac. On a private peninsula between Ulster and Greene. Not suitable for young ones.

$1850 per month plus utilities; Contact Alan Kessler @ 310-866-6625 Tastefully Renovated Ranch

This tastefully renovated 3 BR, 2BA ranch on a lovely dead end street w/seasonal views of the Hudson River & a quiet culde-sac makes for a peaceful setting. This home has gleaming hardwood floors, cedar closets, freshly painted interior & new toilets & sinks in baths. The newly renovated kitchen w/granite countertops, stainless appliances, new flooring, & replacement windows. The Master BR has a full bath, HW floors & is partially carpeted w/a walk-in closet. Full basement has the potential to be a great family room already having a brick fireplace & a door leading to the backyard & patio area. A separate sidewalk & entrance to a side door could make a great in home office. A must see, just move right in, neat as a pin! ........................$239,000

OPEN HOUSE: Saturday, 11: a.m. - 12:30 p.m.

Location...Location..Location! If privacy and seclusion is what you are looking for, come see this renovated Farmhouse with newer metal roof, just freshly painted! Studio building built in 2004 with 1434 Square feet. Has half, second level loft, with deck and metal roof and wood stove. Ready for your finishing. Very nicely landscaped with stone walls bordering lot lines! Set far off from quiet road. Borders 32 acres of land which cannot be developed! Fabulous setting. First time on market in 17 years. ........$525,000 From Village of Woodstock: Stay right at fork onto Route 212 for 5.4 miles to Right onto Silver Hollow Road... Continue 1.1 miles to Right at Cross Patch Road. #73 on Left.

845-338-5832 www.lawrenceotoolerealty.com OPEN HOUSE ON SATURDAY MAY 28TH 1:00-3:00PM

COMMUNE WITH NATURE Lovingly renovated farmhouse situated on 3.85 acres on a charming country road. This 5 bedroom, 2 bath home has been well maintained by the homeowner, a master builder. Property is gorgeous, a peaceful setting that will become your tranquil space, far away from the busy world. This is a rare combination of a charming farmhouse from another era with all the modern amenities. Enclosing this mini estate/farm are two barns with a studio cottage with bath. The well maintained barns offer endless opportunities for the artist, sculptor, woodworker and car enthusiast. The home also features a stand by generator. Enjoy the lazy days of summer on your patio surrounded by luscious perennial gardens. This unique stream-side property provides a tranquil setting that will take the cares of the world away. Asking $385,000

COLUCCI SHAND REALTY, INC 255-3455

Gardiner Gables 2356 Rte. 44-55 Gardiner, NY 12525

www.coluccishandrealty.com

** Become a Fan of Colucci Shand Realty on Facebook **

73 Shear Rd. Saugerties NY 12477 Cozy Swiss Chalet in the Saugerties backroads. Wonderfully located, recently remodeled and set within a grove of mature white pine. Designed by Raymond Melz of Hunter Mountain to recreate the classic Alpine Mountain retreat, with a gabbled roof, wide eaves and overhangs, cathedral ceilings, picture windows and wrap-around deck. Shiplapped wood paneling and handsome brick fireplace lend to the rustic environment. A legal two family currently being used as a family get-away. Two kitchens with new appliances and marble countertops, makes this perfect for overnight accommodations for guests or tenants. Low-maintenance and turn key. .... $249,000 Call Thomas B. Roberts Licensed R.E. Salesperson, 646-404-1301 Mobile

HIGH STYLE IN THE SKY Luxury on top of the mountains. A completely custom Woodstock home! Unique design boasts a total of 90 windows and panoramic views which brings beautiful natural light throughout the home and the airy mountain atmosphere inside. The kitchen is the center of the home, gleaming with brushed nickel finishes. Family room and living room both provide comfort with plenty of room for entertaining and relaxing around fireplaces. Xeriscaped grounds make for a low-maintenance, waterconserving environment. Stone paths lead you through fields of flowers blooming at all different times of the year. This unique home also has a unique plot of land; the plateaus on this property are easily utilized. The land has a pond 8-10 months out of the year AND fruit producing foliage. Serenity and luxury like never before in a home just waiting for your arrival. $1,375,000

WATERFRONT WONDER Attention boaters and water lovers-don’t miss this rare opportunity! Settle into this spacious, meticulously built and maintained 3-bedroom home right on the Esopus Creek in Saugerties. You’ll enjoy its spacious rooms, well-appointed kitchen, two gas fireplaces, oversized windows, lovely landscaping, an oversized insulated garage, and a 35-foot floating dock in this well-protected deep channel. There’s no better place to access the Hudson River! ................................................................................................................. $687,000

6

Hudson Valley REAL ESTATE Guide

May 26, 2016

Hotelier chooses Kingston

by Geddy Sveikauskas

A

lot of different kinds of hotel ventures have been proposed for Ulster County in the past generation, some more appropriate, better thought out and commercially more savvy than others. Recently, a new entrant backed by a Mexican ownership group with a positive track record and a distinctive brand has been considering dipping its toes onto the local hospitality scene. Grupo Habita wants to convert the Cioni building, currently administrative headquarters for Kingston’s school district, into a 34-unit boutique hotel plus amenties. About 40 people attended a cocktail party in Kingston this past Monday evening to meet the project team and hear about the project. Local broker Hayes Clement says the upscale hotel chain is willing to pay a million dollars for the site – more than 40 percent more than two offers a couple of years ago. Total project costs are projected at between eight and ten million dollars. It’s expected that 40 to 50 jobs will be created. Don’t get too excited. The project is only under consideration. When it comes to hotel sites, Grupo Habita pursues its own distinctive approach, according to Carlos Couturier, co-founder of the Mexico Citybased hospitality firm. “We keep the brand ahead of imitators by avoiding imitation,” he told Adweek magazine in a 2011 article entitled “Boutique Chic.” “Each [hotel] is different, and grounded in its location. We build the sort of product we would enjoy if it were built by someone else.” The big hospitality chains, such as the ones that have built cookie-cut-

ter boutique-size hotels along Ulster Avenue in recent years, are now playing the boutique game, but without the singleminded concentration this owner-operator has shown. Grupo Habita is in a different class. As Couturier explained to another hospitality magazine, each Habita hotel “maintains a tactile, distinctive local vibe by bringing its surroundings inside.” Characterless surroundings build only a characterless local vibe – unless one can use the Habita hotel as a social hub for a nascent community. “Our goal is always to be local,” explained the articulate public face of Habita, who detailed his hunt for the ideal Hudson Valley location at the cocktail event. “We don’t build hotels. We curate them. The goal is to deliver a human experience, not an architectural or design one.” More than a decade ago, New York developer Charles Blaichman

proposed a boutique hotel off Abeel Street in the Rondout, but withdrew after several years because he couldn’t get sufficient financing or public backing for the venture. About six years ago, Fred Teicher abandoned his scheme for a massive nine-story hotel on the site of the Uptown public parking lot a little more than a block from the Cioni building; he had neither a background for such a project nor a sensitivity to the scale of the neighborhood. After creating a dozen small hotels in Mexico, Grupo Habita started looking north of the border. The owner-operator eventually settled on a site for a 56-room hotel in the revivifying Chelsea neighborhood in Manhattan, not far from the infamous artists’ haven, the Hotel Chelsea. Wrote the cheeky culture magazine Blackbook, “Hotel Americano, the latest from those ceaseless purveyors

of fabulosity at Mexico’s Grupo Habita, brings a decidedly civilized edge to a stretch of 27th Street that once served as nightlife’s Depravity Road.” This neighborhood, home of art galleries and fashion firms, dovetails with the Grupo Habita brand. “People seek specific essences on their travel, a particular point of view,” Couturier told Shift Take magazine. “They also seek a hotel experience reflecting this essence, choosing a hotel for its translation of place and perspective. [So] we don’t choose a city. We choose a community.” The Chelsea hotel website mentions not only the rooftop swimming pool but also a description in its “Neighbors” section of about 30 businesses in the immediate vicinity. The website doesn’t neglect to locate the facility “in the heart of the Chelsea Riviera between the High Line and the Hudson River.” Now with an established track record, the hotelier expects to open and operate hotels in other American urban places. They’re locating in Chicago and Los Angeles. Austin, Seattle and little ol’ Kingston are under consideration. Another quotation from Couturier: “We chose a city where we could make a difference, where we could again integrate the design into the personality of the city.” Kingston schools superintendent Paul Padalino has other things on his mind. As he pointed out recently, 58 people presently work in the Cioni building. “Finding a place for 58 people because we got a good offer in a district where we just closed four schools and are operating at about 85 percent capacity at our buildings, was

7

Hudson Valley REAL ESTATE Guide

May 26, 2016

not an easy proposition,” he recently told Kingston Times. “It’s not as if we can just plop them into Kingston High School, which is under massive construction and has limited parking, or one of our elementary schools where we maybe have a couple of classrooms. It’s just not going to happen that quickly.” An architect employed by the school district had suggested the school district’s administration relocate to the former Frank L. Meagher Elementary School, along with a district maintenance and storage facility, and a universal pre-kindergarten hub. There’s nowhere for the administration to go, Padalino reminded the school board. The plan for the storage facility has since been dropped. And right now Padalino is trying to gauge the demand for pre-K. Padalino said the June 1 schoolboard agenda was too crowded to accommodate discussion of the Grupo Habita offer. The turnout for four pre-kindergarten registration days before the June 15 meeting, he said, would also determine whether there was sufficient pre-K enrollment for his plan. If there wasn’t, a shortfall in state aid would make it more difficult to obtain the funds necessary to convert the former Meagher school into a new district headquarters. This complex knot of conditionality will be resolved on due course, the chief administrator assured the board. “People are welcome to look. Do I anticipate that the building will be for sale at some point? Yes, I think it will.” The district has previously estimated the cost of the switch to Meagher at $3.7 million. The superintendent said he intended to have the architects present updated cost estimates and plans at the June 15 school-board meeting. There’s a mutually satisfactory deal to be made here, and one can only hope the principals can find it. Unless there’s more to this situation than meets the eye, particularly in state

Continued on Page 8 STREAMSIDE FARMHOUSE Fully renovated farmhouse on Plattekill Creek. 10 mins to Woodstock. 2 Bdrm • 1 Bath • Heated Studio

Asking only $257,000 845-802-3954 Call Dan Winn, Assoc. Broker

Halter Associates Realty, Inc. 3257 route 212 woodstock, ny 845-679-2010 www.halterassociatesrealty.com

Locality prices

Some jurisdictions have high-valued homes than others

T

he Ulster County Board of Realtors reported early last week that 472 properties had been sold so far in 2016. Though three sources calculated the median sales price slightly differently, they all came out somewhere between $182,000 to $190,000, a statistic that according to NYSAR, the industry’s state body, has not changed much in the past five years. The state median price has been increasing at about one to two percent a year, according to the New York State Association of Realtors. Though the number of closed sales in Ulster County has increased over the comparable period last year, there seems as yet little evidence of major price inflation in the local real-estate marketplace in 2016. In terms of properties sold, some jurisdictions have seen more sales activity than others. It does seem, however, that those counties closer to New York City are averaging a slightly greater proportional increase in year-to-year prices than those counties further upstate. Given the contrasts in economic cli-

$65,000; 1200 ft2 - Ranch, 10 min. from Hunter (Palenville); Large 2-bedroom, 1 bathroom ranch, 2-car garage with fire place. In need of roof and interior work. Solid structure, water, heating system and electric are good. 10 minutes from Hunter Mountain and Windham ski resorts. Huge backyard and patio for entertaining and relaxing after skiing. 5.5 acres. Bordering the Kaaterskill Creek, overlooking a working farm and beautiful mountain views. Owner Motivated! Bring offers! House is being sold as is. Cash buyers only.

Call (845)401-6637 or e-mail: watswill8@aol.com

mate, that’s no surprise. By courtesy of the local Board of Realtors, here are some numbers for 2016 real-estate closings so far in Ulster County this year, followed by the average price in each selected area in parentheses: Town of Saugerties 62 ($202,289) City of Kingston 61 ($149,689) Woodstock 46 ($335,128) New Paltz 34 ($275,822) Rochester 28 ($300,650) Marbletown 26 ($240,000) Lloyd 26 ($188,213) Town of Ulster 24 ($181,518) Esopus 24 ($209,968) Olive 22 ($246,734) Hurley 20 ($209,844) Rosendale 15 ($139,706) Shawangunk 13 ($220,302) Gardiner 12 ($324,450) Wawarsing ($185,916) Marlboro 12 ($172,450) Plattekill 11 ($132,666) Shandaken 11 ($180,090) Data from other indices, including the widely respected Case-Shiller’s

and Zillow’s, provide similar overall trends. Though some pockets of housing activity are doing better and others sub-areas worse, the cumulative average in the New York City metro real-estate market seems to be increasing at about one or two percent annually. The median sales price per square foot in Ulster County, again according to Zillow, hasn’t fluctuated much in several years. Trulia, another website housing listing service, provides data by zip code, which is helpful when there are sufficient listings to provide a marketplace. According to Zillow, “The median home value in Ulster County is $182,300. Ulster County home values have declined -0.3% over the past year, and Zillow predicts they will rise 2.3% within the next year.”

8

Hudson Valley REAL ESTATE Guide

GOLFING COMMUNITY! Schalamar Creek MH Park, 1563 Champion Dr., Lakeland, Fl. 2000 Palm Harbor; 1568 sq. ft.; 2 beds/2 baths; furnished; 55+ community; pet friendly; asking $32,000; call Renee at 863-514-3425.

PARADISE ON THE LAKE! Swiss Village, 270 Alpine Dr. Winter Haven, Fl., 2006 Palm Harbor; 2 beds/2 baths; 1596 sq. ft.; some furniture and appliances stay; on lot leased land; 55+ community; AND COMES WITH THE BOAT! Asking $129,900 but offers are welcome. Call Carolyn at 828-729-0334.

May 26, 2016

Continued from Page 7 regulations for disposing of school property, this is not an opportunity the sluggish economic development community of Ulster County wants to blow. The best deal may not mean the most immediate cash but the maximum economic benefit to the community. Perhaps the school district will be able to utilize the Kingston Local Development Corporation or the county Industrial Development Agency (which have greater organizational flexibility), or to issue a Re-

quest For Proposals for the property, or to structure a flexible lease-purchase agreement, or to negotiate a longterm ground lease. The state government may also have something to throw into the pot to support the project. As Grupo Habita well realizes, the intact fabric of the Stockade neighborhood, with its vibrant historic, cultural and commercial resources, is an almost perfect fit for the company’s hotel brand. This is a great community because it is already a unique destination. It just doesn’t always realize how special it is.

WHAT IS YOUR DREAM HOME MADE OF? CLASSIC WOODSTOCK Spacious 4 BR farmhouse w/2Br Guest cottage. Pool, mountain views, 5 acres. Great history, great space. Offered at $850,000 MLS# 20162284

UPTOWN KINGSTON Nice 4 BR brick Cape w/ open floorplan that opens to a fabulous deck and yard. Many updates and very well maintained. Walking distance to all that Uptown offers. Offered at $279,900 MLS# 20161715

ADD YOUR FINAL TOUCH Perfect for weekends or full time living. Open layout w/granite kitchen, fireplace, deck, all privately sited on 3 acres. Close to shopping, schools, and Saugerties Village. Offered at $499,900 MLS# 20161256

OLDE HURLEY 3 BR RANCH Looking for one level living in a great location? Brick fireplace, eat-in kitchen, 1.5 baths and a 2 car garage. Freshly done wood floors and paint. Move right in! Offered at $159,000 MLS# 20155441

Marigold

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Offered by Andrea M “Andi� Turco-Levin Assoc. Real Estate Broker Cell/Text: 917 975-3039 Office: 845 679-2255 ext.110 www.villagegreenrealty.com

THROUGH JUNE 27, 2016

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Search all the MLS properties in our region at www.WinMorrisonRealty.com ION UCT RED ST!!! ! M BA BLA

Elizabeth Taylor Was born the same year this home with yesterday’s charm and plenty of original character was built (cir. 1932). This two-story home has 4 bedrooms, 3½ baths, and is located at 13 Snow Ridge Road in Woodstock. The 1985 SE!!! addition of a spacious Contempo has U HO PM high ceilings, a “cook’s kitchenâ€? with a EN 6 1-3 OPT, 5/28/1 breakfast nook, a formal dining room, SA VSDFLRXV OLYLQJ URRP ZLWK D 6WRQH ÂżUHplace and a classic Northern artist’s window plus library. Completely renovated with new stainless VWHHO DSSOLDQFHV ZRRG Ă€RRUV DQG EHGURRP UXJV $ *XHVW DSDUWPHQW LV LQ WKH ORZHU OHYHO ZLWK LWV own driveway and separate entrance. Possible lease purchase!.................................... $440,000 Dir: Fr. Kingston, Rt. 28 W to Rt. 375 for approx. 2 miles to left onto Snow Ridge Rd. to #13. Fr. Rt. 375 to Rt. 28, make a Right onto Snow Ridge Rd. to #13. NO VILLAGE TAXES!! Only 2 houses over the Saugerties village line, and just a few steps to the ice rink and tennis courts, is this 3 bedroom and 2 bath home. There are 2 additional rooms (the laundry room and an RIÂżFH VR \RX FRXOG KDYH D WRWDO of 5 bedrooms. The house has its’ own paved driveway and separately next door, there is a brick garage and a paved driveway with a one-bedroom apartment in it in very good condition. The long-time tenant currently pays their own heat, hot water and utilities. The owner provides trash removal and water. The apartment has a VHSWLF DQG D OHDFK ÂżHOG Âą WKH KRXVH LV PXQLFLSDO 7KH DFUH ORW LV YHU\ OHYHO DQG HDV\ WR PDLQWDLQ Very Affordable!! Call Joanne Cobey ....................................................................................$249,900

Perhaps immigration IS at the heart of many of our country’s problems; all the problems we face in the United States today can be clearly traced to an unenlightened immigration policy on the part of Native Americans. Just look at the rabble they let in! There is a reason that the saying goes “hindsight is 20/20â€?. It is very easy to look back and know what mistakes you’ve made. Win Morrison Realty has a cure for hindsight 20/20 vision; when \RX DUH EX\LQJ RU VHOOLQJ D KRPH ÂżQG out what the terms Value AssuredTM and POWERHOUSETM mean before you make any decisions. Want to know more? Call us! Wi nM

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Easy To Show For the discriminating buyer, on one of Woodstock’s prettiest roads, this exciting 5 bedroom contemporary sits privately on 4 peaceful acres. 7KH RSHQ Ă€RRU SODQ FRPELQHV WKH kitchen, dining and living room areas, majestic cathedral ceilings, tall arched windows and a wood burning ÂżUHSODFH 7KH JUHDW URRP RSHQV RXW to the patio, a heated in-ground pool DQG D FDEDQD ZLWK D IXOO EDWKURRP 7KH FXVWRP ZDOQXW Ă€RRULQJ WKURXJKRXW WKH ÂżUVW OHYHO H[WHQGV LQWR WKH 0DVWHU VXLWH ZLWK D ÂżUHSODFH DQG -DFX]]L WXE EHGURRPV DQG D ODUJH RIÂżFH VSDFH 7KH VHFRQG Ă€RRU KDV D VSDFLRXV ORIW DUHD SHUIHFW IRU D OLEUDU\ DQG RU PXVLF URRP ,Q DGGLWLRQ XSVWDLUV are two guest bedrooms and a third full bathroom. Call Richard Miller ............................. $535,000 Commercial + Home = PERFECT! Looking to make a move? This is your ideal live and work LIFESTYLE... The NYSDOT estimates about 15,000 (+/-) vehicles per day will pass this unique building with 2500 sf and 3 fourteen ft. overhead doors. Doreen Marchisella says, “One large open space with 14 ft. ceilings is ready for your long awaited opportunity to be in business.â€? This property is a perfect spot and a well maintained space for Artists/Sculptors, Convenience or Liquor Store, Restaurant, Bike/ Camping, Micro Brewery, Retail, Car/Furniture showroom, or a Health Food Store. But wait, there is a PLUS! A separate, Custom Built, 2 bedroom and 2 bath home. Along with lush gardens, private decking and a 2 car garage. Call Doreen today! ...............................................................$685,000 THE MOST FUN PAGE ON FACEBOOK

Kingston 845.339.1144 / Woodstock 845.679.2929 & 845.679.9444 / Saugerties 845.246.3300

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/ Phoenicia 845.688.2929 / Olive 845.657.4240 / Commercial 845.339.9999

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