Upstate House Summer 2020

Summer 2020

ON THE

Cover

Romantic Refuge Wo o dst o ck, NY

Laurie E. Ylvisaker, Associate R.E. Broker Coldwell Banker Village Green Realty Cover Story on page 48, Listing on page 51

The State of Real Estate What’s Beyond Covid-19?

Makers’ Space

10 Top Artisans to Watch

Buying or Selling a Home?

Top Tips for Success During the PAUSE

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SUMMER 20 20 ISSUE

Recycled resin furninshings and vanity items made by Kim Markel.

Photo by Charlie Schuck

Features

Departments

16 FULL TRANSPARENCY A GLASS HOME HAS MANY BENEFITS

9

By Niva Dorell

Engineer Franz Safford’s VS1 Glass House in Tivoli is lightfilled, energy efficient, fully transparent, yet solid as a rock.

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We present two DIY projects: retiling your bathroom floor and building raised garden beds.

Four area booksellers offer shutdown-appropriate reading material.

Paul Iappini’s 1920s country house in Spencertown is surrounded by classic English- and French-style gardens— and he may never stop planting.

12 AREA SPOTLIGHT: PHOENICIA

POST-PANDEMIC PREDICTIONS FOR REAL ESTATE

14 ARE A SPOTLIGHT: FISHKILL

Venerable multigenerational families coexist peacefully with urban refugees in this tiny, rugged hamlet at the foot of three mountains.

It’s only one mile square, but Fishkill packs a big punch with its affordable houses, charming Main Street, and proximity to nature, shopping, and culture.

By Anne Pyburn Craig and Annemarie Durkin

Real estate experts speculate on how the market will look after Covid-19.

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ENTRYWAY

11 BOOK REVIEWS

24 HO W A GARDEN GROWS CREATING A COUNTRY RETREAT

Story and Photos by Shawn Hartley Hancock

10 REAL ESTATE TIPS BUYING AND SELLING DURING COVID 19

64 MY BAC K PORCH

Our readers showcase their own back-porch views as they shelter during the lockdown.

By Emma Misiaszek

Regional realtors advise both buyers and sellers on how to succeed in the midst of the pandemic.

34 MAK ER POWER 10 TOP LOCAL ARTISANS TO WATCH

By Anne Pyburn Craig, Hayley Arsenault, and Susan Piperato

The Hudson Valley is an artisans’ haven. Here are 10 highly collectible, diverse makers—working with glass, wood, stone, ceramics, scrap metal, textiles, recycled plastic, and leather.

THE M A R K ET 62

I N D E X O F A DV ER T I S ER S

62

MAP OF THE REGION

48 ROM ANTIC REFUGE A VINTAGE-LOVER’S HOME

In Woodstock, a couple gives a new home historic style and creates an enchanted garden to surround it.

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E DIT OR'S N O T E

EDITORIAL

Hudson Valley Real Estate: Now What?

L

ast January, for our spring issue, I spoke to four realtors about the outlook for 2020: Gary DiMauro, principal of Gary DiMauro Real Estate; Hayes Clement, a licensed real estate broker with Berkshire Hathaway Home Services Hudson Valley; Peggy Lampman, principal of Peggy Lampman Real Estate; and Julie “Pip” Klein, an agent with Green Team Realty. All were enthusiastic about prospects for the year ahead.

But soon after the spring issue appeared, the Hudson Valley went into Covid-19 lockdown, with property showings prohibited by Gov. Cuomo’s New York State on PAUSE program. At press time, when the region would reopen was uncertain.

None of us saw a pandemic coming. So, in midMay, as our summer issue headed to press, and the regional housing market remained “on PAUSE,” I reached out again to DiMauro, Clement, Lampman, and Klein to ask: Now what?

“If there’s a second wave of Covid, it’ll increase demand,” says Lampman. “The problem is going to be lack of inventory.” The pandemic has made some sellers, she says, “not sure anymore that they want to sell, and they’re kind of hesitating.” Although some potential buyers are waiting to see if the pandemic pushes prices down, they tend to be the exception. “One thing is clear,” she says. “People don’t want to be stuck in the city next winter. I think they’re going to want to buy as soon as they can.”

Like her colleagues, Lampman has operated “in a limited capacity” through the shutdown, relying on virtual tours and electronic signatures; one accepted offer resulted from a seller allowing a buyer to enter an empty house without a realtor present. When the Hudson Valley reopens, Lampman believes things will still be done differently. “We’re not going to show six houses to someone in an afternoon just for fun,” she says. “We’ll say, ‘Look at videos and drive by first,’ to be sure there’s real interest before we make an appointment to go in [a house].

And we’ll probably not go in the same car, which was something I always liked to do, so I could talk to people about the area. Best not to have a lot of people in and out of your car now.”

Yet, regardless of what the “new normal” looks like, there are other factors to worry about, like the economy surviving, and how an expected new surge of New Yorkers will impact the Hudson Valley housing market.

“A lot of doomsayers feel like the economy is going off a cliff and with it, so will real estate prices, but I beg to differ,” says DiMauro. He sees what appears to be the start of a post-9/11-style exodus of New Yorkers to upstate as “an integral part” of the Hudson Valley’s recovery. “People want houses—it’s not just about buying a house for the sake of buying a house, especially if it’s a second home; it’s buying a house to protect your family should we get a second round of Covid-19, which is almost inevitable,” he says. He believes the pandemic won’t end for another 12 to 18 months, depending on when a vaccine is invented. In the meantime, “real estate

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becomes part of the solution to the pandemic, an integral part of dealing with it,” he says. “That’s why I disagree that there will be a collapse in pricing.

I believe there will be a stabilization at the very least, and upward pressure on prices once we start showing on a more typical basis.”

Inventory was already low before Covid-19 hit, notes Clement. Although more New Yorkers are wanting to leave the city for upstate, many upstaters may stay in their homes to ride out the crisis, causing inventory to drop even more. “There seems to be enormous, pent-up demand for houses,” he says. “A lot of us are getting calls right now, particularly about properties in the high end [of pricing].”

Lampman agrees. Callers are even interested in rentals, she says, but Covid-19 means there are even fewer properties for rent than for sale. For instance, she says, clients who normally rent out their house through her firm during summer—for $12,000 a month—are sheltering there instead.

Another homeowner is trying to capitalize on New Yorkers’ desperation by listing a rental at $125,000 per month. “I don’t know if anybody’s looked at it,” Lampman says.

Klein says her experience in southern Orange County reflects recent New York Times reports on New Yorkers fleeing upstate. “Maybe people were already thinking of getting out of the city, and now this situation is turning a possible into a probable,” she says. “Our hands are tied with showings, we can’t meet clients, but it hasn’t stopped the wave of interest.” She’s seeing increased calls about land as well as houses, and multiple bids recently came in for both a high-priced parcel “that’s sat on the market for years,” and “six acres that was only on the market for three days.” Klein believes the low housing inventory is making New Yorkers consider new construction. “You can’t replace land, it’s the heart of real estate, and we happen to have some beautiful land up here,” she says. “You know how they say, ‘There’s gold in them thar hills!’”

But while everything currently points to a housing and land rush, and rising property prices, Clement remains skeptical about how things may turn out. “The question clearly is: What happens to the economy in the next month?” he asks. “If professional unemployment in New York City continues to grow rapidly, that could put a damper on things. If, by mid-summer, companies and colleges and businesses in the city are laying people off, you don’t know if people are going to be able to pay higher prices [up here]. That’s the weird little dance we’re still waiting to see unfold.”

EDITOR Susan Piperato susan.piperato@chronogram.com CREATIVE DIRECTOR David Perry david.perry@chronogram.com DIGITAL EDITOR Marie Doyon SPONSORED CONTENT EDITOR Ashleigh Lovelace BOOK REVIEWS books@chronogram.com PROOFREADER Peter Aaron CONTRIBUTORS Hayley Arsenault, Anne Pyburn Craig, Brian PJ Cronin, Niva Dorell, Annemarie Durkin, Abby Foster, Roy Gumpel, Shawn Hartley Hancock, Emma Misiaszek, Violet Snow PUBLISHING CO-FOUNDER & CEO Amara Projansky CO-FOUNDER & PUBLISHER Jason Stern EDITORIAL DIRECTOR Brian K. Mahoney CHAIRMAN David Dell Upstate House is a project of Chronogram Media.

ADVERTISING & MARKETING (845) 334-8600 X100 MEDIA SPECIALISTS Kris Schneider kschneider@chronogram.com Kelin Long-Gaye kelin.long-gaye@chronogram.com Jordy Meltzer jordy.meltzer@chronogram.com Jen Powilson jen.powilson@chronogram.com SALES MANAGER Lisa Montanaro lisa.montanaro@ chronogram.com SALES DEVELOPMENT LEAD Thomas Hansen t.hansen@chronogram.com MARKETING DIRECTOR OF CREATIVE PARTNERSHIPS Samantha Liotta MARKETING & PRODUCTION COORDINATOR Victoria Levy ADMINISTRATIVE BUSINESS MANAGER Molly Sterrs PRODUCTION PRODUCTION DIRECTOR Kerry Tinger kerry@chronogram.com PRODUCTION DESIGNERS Kate Brodowska, Amy Dooley

ChronogramMedia CHRONOGRAM MEDIA 314 Wall Street, Kingston, NY 12401 (845) 334-8600 | fax (845) 334-8610 chronogrammedia.com All contents © Chronogram Media 2020

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ENTRY WAY

DIY YOUR WAY THROUGH THE SHUTDOWN So you’re stuck at home, with more time on your hands than you ever dreamed of, and a sharper eye on your house. Cleaning and reorganizing can only take you so far. No matter your clutterbusting expertise or white-glove standards, it’s impossible for the object of your attention to remain ship-shape. Entropy always wins. But never mind all that. Here are DIY projects that’ll make a lasting difference, indoors and out. Do just one, and you’ll enjoy the rewards long after you’ve put away your tools and washed your hands (yet again). —Anne Pyburn Craig

RESTYLE YOUR BATHROOM FLOOR TILE Tile dominates a bathroom’s color scheme, limiting decorating choices. If you’ve inherited tile that you love, then you’re one of the lucky few; read no further. But if you’ve always dreamed of demolishing the stuff, now’s your chance. You’re not having a lot of company, and replacing old tile is just demanding enough to leave you feeling like you climbed Mount Achievement and placed a flag.

PREP YOUR SPACE Measure the floor’s square footage. Make a list for the job: you’ll need mortar, grout, spacers, and sealer, along with a sponge, bucket, pencil, putty knife, grout float, notched trowel, spirit level, and snap cutter or wet saw. Snap cutters are portable, simple, inexpensive tools that work for a range of smaller jobs. Wet saws, akin to table saws, require a learning curve, but can handle larger jobs with speed and precision.

Buy about 10 percent more tile than you need to account for the tiles you’ll inevitably destroy during said learning curve. Decide on a straight grid or offset pattern. Investigate design software such as TilePlanner; it’s built for professionals, but free trials will help you choose a layout and figure out exactly what’s needed.

DEMO! Get ready for the fun part! With a hammer and putty knife, shatter and pry loose those old tiles, taking care to preserve any you may wish to reuse. A floral that’s too ornate for an entire floor, for example, could make a nice accent in smaller doses.

Your subfloor must be clean and smooth, so vacuum and sponge it down.

Invest in underlayment, which helps waterproof and stabilize your work and is designed for superior tile adhesion.

TILING TIME Find your floor’s center for your starting point. Precision is more than half the battle. Dry-set tiles first with spacers, making any cuts you need and labeling key tiles with painter’s tape; do a full horizontal dry layout. Position full tiles in the center and keep the cut tiles at the edges.

When you’re ready to mix mortar or apply adhesive, follow the manufacturer’s instructions faithfully. Maximize the support the mortar is giving the tile; swirled mortar leaves air space, so experts recommend “combing” mortar into straight lines. Your goal is even, 1/32-inch coverage.

Setting tile is like assembling a jigsaw puzzle, but with lasting consequences.

It’s easier to show than tell how to do it, so check out expert guidance on YouTube. When everything is grouted, set, and done, you’ll have a spiffy new bathroom and serious bragging rights.

RAISE A GARDEN BED The advantages of raised bed gardens are many. Working on them is easier on your back, you can locate plants more easily than when they’re planted in the ground, and less weeding and pest control are needed. A properly made raised bed has great drainage and keeps soil from compacting. Your plants will love you.

Raised beds are containers without bottoms, and can be made from pretty much whatever you want: scrap wood, recycled pallets, corrugated metal, cement, bricks, or stones. You can also grow plants in old truck tires, discarded kiddie pools, vintage bathtubs, or wagons (although a raised bed with a bottom is technically a planter box). All you need is something that holds soil, is less than three feet across (you want to be able to reach everything), and drains well.

MAKE A PLAN Decide what kind of plants you want to grow, and you’ll know whether you want sun or shade. Plants sharing the same bed should be “companions” known to thrive in proximity.

Choose your material. Unfinished cedar makes lovely boxes. Landscaping timbers are the most fun you’ve had since Lincoln Logs. If you’re handy, consider adding tiers or a bench along one side.

DIG IT! Once you’ve figured out your size and location, work the earth just enough to loosen it up and create good drainage.

After installing the raised bed’s sides, it’s time to pour in good topsoil. Since topsoil is sold by the cubic foot, it’s easy to figure out how much you’ll need.

Mix some organic compost for a nutrient-rich environment, and you’re ready to plant.

Raised bed gardens do get dry a little faster than in-the-ground gardens, so keep a close eye on hydration. But as any gardener can tell you, it’s less hassle to water on your feet than it is to weed on your knees.

General garden wisdom can be found at AWayToGarden.com or Cornell Cooperative Extension.

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BO OK S

The New Farm: Contemporary Rural Architecture DANIEL P. GREGORY FOREWORD BY ABBY ROCKEFELLER Princeton Architectural Press, 2020, $45

The New Farm, most often family run, embraces old farm methods and values—simplicity and sustainable agricultural practices—as well as innovative architecture that often riffs on the traditional farmhouse and barn. Of the 16 charming modern farms from around the world that are presented in Daniel P. Gregory’s The New Farm, two are located right here in the Hudson Valley, attesting to this region’s place at the forefront of the global sustainable farm movement as well as contemporary farm design. The Little Ghent Farm in Columbia County has assimilated the traditional with the contemporary by using recycled barn wood and materials from the original farm’s outbuildings to create gable-roofed, barnlike structures for an organic chicken and pig farm and community store. At Churchtown Dairy in nearby Claverack, builder Rick Anderson designed a huge, white, four-story “castle for cows” based on the 1908 Rebecca Rankin Round Barn in Indiana. Surely the designers of these New Farms will join the lineage of celebrated agricultural architects from throughout the centuries.

JENIFER FLYNN, CO-OWNER THE BARKING GOOSE BOOKSTORE, BAR & CAFE 16 NORTH PLANK ROAD, NEWBURGH BARKINGGOOSEBOOKBAR.COM

Reservoir Year: A Walker’s Book of Days NINA SHENGOLD Syracuse University Press, 2020, $24.95

In the wake of the pandemic, walking is our new everything, and for those of us lucky enough to call the Hudson Valley home, our cup runneth over with scenic trails and quiet roads. Add to this Ulster County’s stunning Ashokan Reservoir with its newly opened walkway from Kingston, and you’ll understand why taking a walk is now more pleasurable than ever. On the eve of her 60th birthday, local author Nina Shengold (author of the critically acclaimed novel Clearcut) decided to walk the trail of the Ashokan Reservior every day for one year; the result is the lyrical memoir Reservoir Year. Part ode to this pristine environment and part interior monologue on aging, friendship, and love, Shengold’s book inspires readers to pay a little more attention to the beauty of the world and how it can reflect their emotions right back at them.

Reading this book might make you pick up a pen and keep notes on your own daily ups and downs— or at the least get up and take a walk. And then do it again the next day.

JAMES CONRAD, CO-OWNER THE GOLDEN NOTEBOOK BOOKSTORE 29 TINKER STREET, WOODSTOCK GOLDENNOTEBOOK.COM

The Berkshires Farm to Table Cookbook: 125 Homegrown Recipes from the New England Hills ELISA SPUNGEN BILDNER AND ROBERT BILDNER WITH CHEF BRIAN ALBERG The Countryman Press, $24.95

During the Covid-19 shutdown, Hudson Valley bookstores have been working quietly but furiously behind closed doors to offer online shopping, curbside pickup and delivery services, and innovative online activities, as well as to plan new events and features for when the economy gets back up and running. In the meantime, four bookstores from throughout the region present books on food, farming, and reflective walking— three things that are vital to our surviving the shutdown.

The Berkshires region, which takes in parts of New York, Massachusetts, Connecticut, and Vermont, forms a lush backdrop for some of the most innovative eating in all four states. In this book, local husband-and-wife team Elisa Spungen Bildner, a journalist, and Robert Bildner, a photographer, join up with Red Lion Inn chef and Culinary Institute of America alumnus Brian Alberg (as their chief recipe tester) to honor the area’s many family farmers and farm-to-table chefs. This cookbook offers 125 recipes from a large, diverse group of the many farmers, chefs, purveyors, and restaurant owners who call the Berkshires home and play a vital role in the area’s agricultural, culinary, and environmental life. Spungen Bilder’s profiles of each participant are accompanied by a captivating portrait by Bilder. Many of the recipes, which of 10 showcase locally made products, are accompanied by his inspirational photographs as well.

PAMELA PESCOSOLIDO, OWNER THE BOOKLOFT 63 STATE ROAD, GREAT BARRINGTON THEBOOKLOFT.COM

The Phoenicia Diner Cookbook: Dishes and Dispatches from the Catskill Mountains MIKE CIOFI, CHRIS BRADLEY, AND SARA B. FRANKLIN Clarkson Potter, $32.50

The next best thing to going to the wonderful Phoenicia Diner in person is picking up this cookbook. With delicious, original recipes from this classic-made-modern diner, you can learn how to make everything from Pimento Cheese Patty Melts to Dark Chocolate Pudding. This is a must-have cookbook for every local kitchen, especially when so many of us are using our suddenly abundant downtime to pickup new cooking skills—and pining for the day when this beloved local diner can reopen. Just like the diner itself, this cookbook offers recipes for breakfast all day; soups, salads, and sandwiches; hearty mains and sides; and pies, puddings, and sweets; along with a charming explication of its mission: to be “American in its broadest sense.” Photographs by Johnny Autry capture the food being made in the kitchen and served on the table; the diner’s cooks, waiters, and customers; and the Catskills terrain the diner calls home.

SUZANNA HERMANS, CO-OWNER OBLONG BOOKS & MUSIC 6422 MONTGOMERY STREET, RHINEBECK 26 MAIN STREET, MILLERTON OBLONGBOOKS.COM

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COMMU N IT Y S PO T L I G HT

Phoenicia Festival of the Voice co-founder Justin Kolb.

The festival is planning a drive-in performance of Puccini’s “Tosca”on August 29 instead of its standard programming.

I

n Phoenicia, staunchly independent families, having lived in the area for generations, mingle with refugees from the urban rat race, who have settled amid the Catskill Mountains’ splendid geography. Although the economy depends largely on weekend and summer visitors, the sense of community remains strong in this small rural town in western Ulster County.

The hamlet is situated within the township of Shandaken at the confluence of the Esopus and Stony Clove creeks, and nestled at the foot of Tremper, Romer, and Sheridan Mountains.

These natural features have historically governed the human activities of Phoenicia, attracting its original settlers to set up mills along the creeks for water power, with the hemlock forests supplying bark for tanneries, including the Phoenix Tannery, which inspired the town’s name.

Even today, a hiker on any nearby mountain is likely to pass the remains of bluestone quarries that produced stone for New York City sidewalks until the invention of Portland cement. In the mid-1800s, city dwellers began vacationing amidst the spectacular scenery and salutary mountain air that brought a golden age of tourism to the Catskills. The local tourist economy declined in the mid-20th century with the advent of cheap airfare, but in the past decade, when Airbnb and other short-term rentals began to draw visitors to the 12

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Rugged Rural Charm

By Violet Snow

area, some residents believed Phoenicia’s golden age had finally arrived—although how the town will reemerge from the Covid-19 era remains to be seen.

In any case, since the early 2000s, an influx of people moving to the country or buying second homes brought more money to Phoenicia, but a frontier roughness remains, with hunting a favorite occupation of lifelong locals. And unlike other nearby towns (read: Woodstock and Rhinebeck), Phoenicia remains truly rural, with the town council still trying to address gaps in both cell service and broadband access. Due to the sparse job opportunities, most of the population is under 18 or over 40.

THE SCENE The coronavirus epidemic has shut down most businesses on tiny, two-block-long Main Street, with restaurants limited to takeout. The town clerk’s office is taking measures to ensure all residents have access to food, including lowincome families, who can visit the weekly food pantry at the Methodist church, and those at health risk, who can call the town hall for delivery of food.

Under usual conditions, Phoenicia’s the kind of town, says resident Becca Frank, where “I always plan extra time when leaving the house, because I’m bound to run into neighbors who would like to chat. Sometimes I feel like I’m in a fairytale, with bunnies contemplating my tomatoes and an

occasional bear crossing the street.”

Normally, much of the hamlet’s social life is conducted at the local post office, bank, thrift shop, or dog-friendly Phoenicia Library, whose many programs include book readings, film screenings, writing classes, crafts for children, and more. Two art galleries (Varga Gallery & Studio and Phoenicia Arts & Antiques) are currently open on Main Street, while the Phoenicia Playhouse mounts several theatrical productions a year. Flying Cat Music runs a top-notch American roots concert series at one of the hamlet’s three churches.

Popular eateries include the famed Phoenicia Diner (whose eponymous cookbook was published this spring) and Woodstock Brewing Company, both on Route 28 just outside town; along with Sweet Sue’s, Brio’s, and The Phoenician, all in town. The nearest supermarket is five miles away, but the Phoenicia Deli and Phoenicia Market offer limited provisions, and household and camping goods are on offer at Phoenicia Supply. Gifts can be purchased at Tender Land Home, Mélange, and the Nest Egg. Winter sports include downhill skiing and snowboarding at Belleayre Ski Center and at Hunter Mountain, both less than half an hour away.

Cross-country skiing is available nearby at Wilson State Park and on the Ashokan Rail Trail, a mostly flat 11.5-mile hiking and biking trail along the Ashokan Reservoir.

Photo: Phoenicia International Festival of the Voice

PHOENICIA

THE FACTS ZIP CODE: 12464 POPULATION: Hamlet of Phoenicia, 309; Shandaken Township, 3,085 (2010) MEDIAN HOUSEHOLD INCOME: $36,696 PROXIMITY TO MAJOR CITIES: Phoenicia is 68 miles from Albany and 120 miles from New York City.

TRANSPORTATION: Phoenicia is just off Route 28 and 23 miles from the New York State Thruway. Trailways buses link Phoenicia to New York City. An Amtrak station is located at Rhinecliff, 34 miles away, and Metro-North runs from Poughkeepsie, 48 miles away. Phoenicia is 75 miles from Albany International Airport and 61 miles from Stewart International Airport in Newburgh.

NEAREST HOSPITALS: HealthAlliance is 25 miles to the east in Kingston, and Margaretville Hospital is 21 miles to the west.

Photo: Courtesy Phoenicia Diner

The popular Phoenicia Diner, which recently published an eponymous cookbook, offers takeout during the lockdown from a food truck parked on its property.

Summers are usually busy in Phoenicia, with tourists abounding. At Town Tinker Tubing, adventurous people line up to rent giant inner tubes for riding down the Esopus Creek. Rail Explorers offers tours on pedal-powered rail bikes that run from the historic Phoenicia Railroad Station (also a museum) along the creek, past Mt. Tremper and back. At press time, the Shandaken Art Studio Tour is still on schedule for late July, and the Phoenicia International Festival of the Voice is set to bring opera singers, vocal artists, and music lovers to town on the first weekend of August.

Here, once you gain the trust of neighbors, you may learn the location of a cherished swimming hole, but you must refrain from revealing it online, as such postings have resulted in disaster at several once-pristine sites that became overrun with heedless tourists. Such is the irony that requires Catskill Mountain towns to strike a balance between publicity and secrecy. Tourism is the region’s primary business, but too many visitors can impair the natural beauty that attracts them. In Shandaken, this conflict is expressed through the effort to devise a permitting process for short-term rentals, which some residents say have degraded the character of formerly intimate neighborhoods. Regulations under discussion may outlaw purchasing a house solely for short-term rental.

THE MARKET As Phoenicia grows in reputation, partly due to articles in the New York Times and travel

magazines, home prices have shot up in recent years. The pandemic has only increased demand for homes in the region, as city residents seek a “‘safe house’ in the country to turn to in difficult times,” says Amy Rosen of Ruth Gale Realty.

The agency’s owner, Alfred Peavy, adds, “Closings are taking place in a relatively normal manner while observing personal contact restrictions. Statewide, all showings must be conducted on a virtual basis.” Although action has slowed due to the regulations, he perceives “a significant pent-up demand with an expected resurgence of sales when constraints are modified enough to enable semi-normal activity.”

The hamlet and surrounding area still offer a few cabins and cottages priced under $200,000, but they may be located in a flood zone, require insulating to be fit for four-season living, or simply need extensive fixing up. Building lots are available, and the area abounds with talented contractors, often booked months in advance. Because of Phoenicia’s location in the New York City watershed, building regulations are stringent and complex.

At $200,000 to $400,000, properties include homes with two to four bedrooms and up to two acres of land. Styles vary from custom cabins to split levels and ranches, many of them located near the hamlet.

Above $400,000 are an updated 1850s hunting lodge with in-ground swimming pool, luxury retreat at the end of a private road, and rustic cabin on 12 acres. A seven-room historic mansion on the slope of Belleayre Mountain is selling for $3,250,000.

SCHOOLS: Phoenicia is part of Onteora Central School District: Phoenicia Elementary (kindergarten through third grade), Bennett Elementary (fourth to sixth grades), Onteora Middle School (grades seven and eight), and Onteora High School. Nearby progressive private schools are Woodstock Day School and the Sudbury School in Woodstock.

AREAS OF INTEREST: Tanbark Trail, Tremper Mountain Trail, Town Tinker Tubing, Belleayre Ski Center, Hunter Mountain, Wilson State Park, Ashokan Rail Trail, Esopus Creek, Empire State Railway Station, Rail Explorers, Tender Land Home, Mélange, the Nest Egg, Brio’s, The Phoenician, Phoenicia Deli, Phoenicia Market, Phoenicia Diner, Woodstock Brewing Company, Sweet Sue’s, Flying Cat Music, Phoenicia Playhouse, Phoenicia Library, Elena Zang Gallery, Woodstock Byrdcliffe Guild, Phoenicia Arts & Antiques, Varga Gallery & Studio, and Mount Tremper Arts.

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COMMU N IT Y S PO T L I G HT

FISHKILL

Small Pond, Big Splash

By Brian PJ Cronin | Photos by Abby Foster

M

isconceptions abound regarding Fishkill, even when it comes to such basic pieces of information as its name, and where it is. The name can be a bit off-putting to people who are new to the Hudson Valley and aren’t used to seeing the word “kill” in the name of various towns, rivers, and mountain ranges.

But “Fishkill” is simply a portmanteau of the Dutch words for fish and creek. The name is meant to be bucolic, not disturbing. Then there’s its location: While many municipalities in the Hudson Valley use the same name for a larger town as well as a smaller village in the center of it, “Fishkill” refers to an extraordinarily large area that includes such local landmarks as most of Mount Beacon and even Bannerman’s Castle on the Hudson River.

With all that acreage, the tiny, one-square-mile village of Fishkill, nestled in the crook of I-84 and Route 9, tends to get overlooked and left out of conversations about the best places to live in the Hudson Valley. Because it isn’t dependent on any specific industry or tourists to fuel it, Fishkill never really went through a downcycle, like so many of its neighboring towns. It’s hard to say that the village has suddenly become hot, because it never really was cold.

And yet there’s a renewed interest in the village these days, as people moving to the Hudson Valley visit Fishkill, perhaps as an afterthought, and find everything they were looking for packed into that one square mile.

THE SCENE “There is a large trend of buyers who are very interested in the ‘walking village’ type of living,” says Suzanne

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DeCosta, an associate realtor broker with Houlihahn Lawrence who’s been selling homes in Fishkill for over 16 years. A small village means you’re always within walking distance from Main Street, and Fishkill’s tiny Main Street includes enough charming restaurants, bars, shops, a weekly farmers’ market, and ample outdoor seating to keep the scene vibrant. Even when that scene is reduced to take-out due to COVID-19 restrictions, those who find themselves working from home are more appreciative than ever of having everything they need within walking distance.

But it isn’t only homebuyers who are drawn to Fishkill’s walkable lifestyle. New apartment complexes have been built here in the past few years to accommodate the swell in renters who put access to a walkable lifestyle at the top of their needs list. But some of the village’s biggest selling points aren’t that obvious or sometimeseven visible. DeCosta says that for buyers coming from the rural exurbs of Dutchess County, having access to a village water and sewer line, as opposed to well water and septic tanks, is a big plus.

If Fishkill’s Main Street isn’t as long as you’d like, the village’s location near the cross-section of two highways means that other options are within a short drive.

Beacon’s mile-long Main Street, filled with shopping and dining options, is just five minutes away. Do you prefer to go hiking? Although it is closed temporarily in the face of the Covid-19 shutdown, the Fishkill Ridge trailhead to Mount Beacon is also about five minutes away. Head 10 minutes in the other direction and you’ll find yourself at the beginning of the Dutchess Rail Trail, which you can

THE FACTS ZIP CODE: 12524 POPULATION: 2,119 MEDIAN HOUSEHOLD INCOME: $64,856 PROXIMITY TO MAJOR CITY: New York City is 68 miles south, Albany is 100 miles north.

TRANSPORTATION: Fishkill’s prime location puts it right near both Route 9 and I-84.

Metro-North’s Hudson Line can be caught at the Beacon Train Station, located six miles to the west.

NEAREST HOSPITALS: St. Luke’s Hospital is seven miles due west across the river in Newburgh, Vassar Brothers Medical Center is 13 miles north in Poughkeepsie.

SCHOOLS: The village of Fishkill is part of the Wappingers Central School District.

Fishkill Elementary School is in the village.

After that, students matriculate to Van Wyck Junior High in East Fishkill, followed by John Jay High School or the private Orchard View Alternative High School, both in Hopewell Junction. St. Mary School, a parochial school serving kindergarten through eighth grade, is Clockwise, from top left: The Dutchess Biercafe, normally a popular downtown gathering spot, offers brews for pickup during the pandemic; one-square-mile Fishkill is known for its walkability; Fishkill has plenty of quintessential small-town charm, including Victorian homes and picket fences.

bike or run all the way up to the Walkway Over the Hudson. or, next summer, when things hopefully get back to normal, drive five minutes down Route 9 for a day keeping cool at Splash Down Beach. And when you’re all done you can head back to your Fishkill home, park your car, and walk into town for ice cream under the rows of trees that insulate the town both visually and sonically from the bustling highways just a stone’s throw away.

also in the village.

POINTS OF INTEREST: SplashDown Beach, Tomato Cafe, Il Barilotto, Red Line Diner, Tanjore Cuisine of India, Eleven 11, Blodgett Memorial Library, Clarence Fahnestock State Park, Van Wyck Homestead Museum, Malouf’s Mountain, Breakneck Ridge Trail, Fishkill Creek, Fishkill Ridge Trail, First Reformed Church of Fishkill, Clove Creek Dinner Theater, Sarah Taylor Park, the

THE MARKET You’ll have plenty of money left over for ice cream if you’re shopping for a house here as opposed to nearby Beacon. At press time, a two-bedroom, two-bathroom Cape Cod house on Main Street itself was on the market for $269,000. First-time buyers will find a lot of affordability, with condos and apartments going for less than $250,000. Are you a single buyer who doesn’t need a lot of room? Then Fishkill is for you, with one-bedroom, onebathroom apartments to be had for just $110,000 to $150,000.

Even the higher end of the market tops out at prices that are becoming mid-market in other “hot” locations. A 3,000-squarefoot house with three bedrooms and three bathrooms, right in the center of the village, is currently on the market for $395,000.

And the current COVID-19 crisis hasn’t slowed down the market much. According to data provided by Houlihahn Lawrence, Dutchess County properties sold in April were down by only 10 percent from what they were a year ago, and listings were down by only 22 percent. Considering that in-person showings were off the table the entire month of April, it’s a remarkably small drop.

If there’s any possible downside to Fishkill it’s that a small village means a small housing pool. So if you find something you like here, run, don’t walk.

Dutchess Biercafe, Gustafson Planetarium, and Piano Wine Bar.

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H O USE F EAT U RE

FULL TRANSPARENCY The first VS1 Glass house is energy efficient and filled with light.

By Niva Dorell | Photos by Julian Safford

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Lit up at night, the VS1 Glass House’s cantilevered master bedroom on the left and studio/office on the right are shown to full advantage.

I

f you ever wanted to film a movie scene where the camera glides over farmland hills, across a tree-lined field, and inside a spacious house all in one shot, you could do that with architectural engineer Franz Safford’s transparent VS1 Glass house.

Safford’s “glass journey,” as he calls it, began during his childhood in Vienna, Austria, and later the Hudson Valley, where he emigrated with his family at age nine. Like millions of children around the world, young Safford loved Lego. But his Lego constructions were more than play—they sparked an interest in architecture that shaped his life. “I realized that with a fixed number of pieces, I could create different versions of a design,” he says.

Decades later, Safford’s childhood pastime inspired the concept of a simple “kit of parts,” which became the basis of the design he uses to build innovative structures around the world. After

graduating from the University of Colorado at Boulder, he became a project manager in New York City, gaining experience using aluminum, steel, and glass attached to steel as structural components.

Projects whose construction he managed, like the Time Warner Center and Times Square’s TKTS booth, further propelled him toward using glass as a primary structural component.

In 2004, Safford merged his passion for Lego and his respect for glass to invent the VS1 Glass system, his patented method for constructing structures almost entirely with glass. He founded the architectural services company Innovation Glass in New York City in 2006, with the Philip Johnson Glass House, built in Connecticut in 1949, and the glass pyramid-shaped Louvre Museum, designed by Chinese-American architect I.M. Pei and completed in 1989, as his inspirations.

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Like Lego, the VS1 concept is elegantly simple. It uses a blade-shaped mullion and cast aluminum fittings to support insulating or monolithic glass panes, along with structured silicone between the panes to keep them rigid. “Most designers don’t use glass for all it can do. I use it as a structural entity, which is unique in the architectural world,” Safford says.

Since founding his company, now based in Tivoli, Safford has utilized the VS1 design in dozens of buildings, including the McDonald’s flagship in Chicago, the United Airlines terminal at Los Angeles International Airport, the Central Bank of Ireland in Dublin, and the Statue of Liberty Museum in New York City.

But while building glass structures around the world, Safford pined for a home that would bring him closer to nature and allow him greater separation from his work life in New York City. After his wife passed away, he moved his family from suburban New Jersey to Red Hook and rented a farmhouse. In 2013, after buying a 2.5-acre plot near Tivoli, to which he later added an adjacent 3.5acre plot, he began designing a house with a separate studio wing, “using everything I had available to me at the time, to express all that a glass house can do.”

It took Safford and contractor Paul Cassito two years to complete construction of the VS1 Glass house, a 4,200-square-foot building made completely of glass that serves as Safford’s home and the headquarters for Innovation Glass. The two-story, threebedroom, 2.5-bathroom house includes a cantilevered master bedroom, separate office and studio, finished rumpus room basement, two decks, and rooftop patio; outside, looking out over grassy rolling hills, are a custom pool, hot tub, pool house, and sumptuous landscaping by Amelia LeGare of AvantGardens.

Using the traditional Hudson Valley farmhouse as inspiration, Safford designed the house with 12-foot glass panes on the first floor and 10-foot glass panes upstairs. The vertical glass panels consist of two pieces of insulating glass units (IGUs) comprised of two 3/8-inch-thick tempered glass panes, like those used in car windshields, with a 1/2-inch spacer in between; the roof’s horizontal pane is comprised of two specially insulated pieces of 3/16-inch laminated safety glass, like that used in shower doors. The entire outside skin of the VS1 house is only 1.25-inch-thick glass.

All the glass—5,900 square feet in total—was produced by Pilkington Glass.

Structured silicone seals the glass panes, not only creating weather integrity (keeping water out), but also providing two important structural aspects. First, the house has extremely rigid walls. “During a storm, a regular house will creak with the wind, but here, it feels like you’re inside a rock,” says Safford. In fact, he recalls, once during a violent storm, a tree fell onto the studio and 18

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snapped in half, but the house suffered no damage. “It’s exhilarating to be encased in glass when there is a rainstorm,” he adds. “In deluge moments, one literally imagines what it must be like to look through a waterfall,” especially in the cantilevered master bedroom. Snowstorms, he says, are like being inside a snow globe.

The structured silicone seal also allows for stability in the all-glass corners, a rarity in architecture (New York City’s iconic Fifth Avenue Apple cube is an example). “Normal houses include metal tubes to create the corners,” Safford says, “but here all the metal has been removed in lieu of using glass as the structural element.”

Minimizing metal in the construction and maximizing the sight lines were two of Safford’s goals when approaching the house’s design. Framed with a steel structure with wooden cladding on interior walls, the house includes several insulated solid walls—but the ratio of glass vs solid walls is 85 percent to 15 percent.

Safford’s other priorities included maximizing energy efficiency and minimizing maintenance. The house’s primary source of heat is the passive energy of the sun coupled with radiant heat in all floors, while solar panels generate 20 percent of its electrical needs. (Safford’s goal is to reach 100-percent off-grid capability.) “In the winter, on a sunny day, the windows can be open, the heat off, and the house is warm,” he says.

A rooftop weather station connects to the Savant smart home app, accessed via an iPad embedded in the kitchen wall. Savant controls the studio’s mechanical shades and the house’s window coverings, all deployed from the ceiling, and regulates the heating and cooling system (along with lighting and security) in the house’s 12 zones by responding to the weather station’s cues with automatic adjustments. The program can also be controlled remotely if Safford leaves the house and forgets to turn the lights off, or wants to turn lights on at night to make the house appear occupied. He likens the house’s self-regulating aspect to the body’s response to vigorous exercise: “You don’t have to tell your body to sweat; your body does it automatically.”

Because the house has no gutters—rain rolls off the glass roof—and the draining system is buried in the gravel and stone perimeter along its base, the only required maintenance is cleaning the glass, which is done twice a year.

Safford’s holistic approach is also evident in the house’s decor, which complements the magnificent views. On the first floor, adjacent to the studio wing, the kitchen features a honey-colored Mahogany island top, designed

by Terry Nelson Woodworking, and sleek white Miele appliances. A colorful painting by Russian artist Anna Razumovskaya overlooks the dining space and adjoining living area, whose furnishings—including a black leather

The backyard includes a cabana and pool on the left, a generous deck off the dining and living areas, and a lower-level garage and entryway on the right.

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sectional and Tadao Ando Dream Chair—face a 40,000-BTU Stûv fireplace. Other features include wood cladding and reclaimed barn wood fascia from Carlos Padilla, a stained maple floor, and stained-glass windows by Peter Nein in the powder room.

Upstairs, along the hallway between Safford’s sons’ bedrooms and the master bedroom, is a black-and-white mural by Rowan Willigan. The bedrooms and living and dining areas are lined with sheer white privacy drapes to allow light in, and opaque green cotton-wool drapes to block light and heat. But natural light shines in the studio all day long, and Safford’s employees say it improves their mood and productivity, especially during the winter, when the days are short.

“Everything was thought of; all questions were asked—not only what a house could be, but, for example, what a door could be,” says Safford.

He is using VS1 as a model for future clients and has already begun construction on a second VS1 house in the region.

Like a Lego set, future VS1 houses will be adjustable, allowing clients to alter the design without increasing the price or to upgrade features later on. The smallest model is an 875-square-foot, single-story, one-bedroom house that is “cheaper than a regular house built from scratch,” says Safford. “You’re able to reconfigure the shape of the house and make it your own without affecting the cost. This is one of the coolest aspects of this new kind of modular house. We actually encourage modification.”

As an added bonus, the materials Safford uses are extremely hygienic. “Glass and polished concrete are very easy to clean,” he says. But the VS1 house’s main driver is its eco-friendliness.

While glass is energy-intensive to create, once it’s made, not only is it energy efficient, allowing homeowners to save on energy costs, but it’s also long-lasting: rust- and weather-resistant, strong and durable, and chip-proof. Safford still studies glass—currently, he is learning how to use long panels of up to 65 feet, a recent trend in architecture. “It’s a fascinating material—not a pure solid, but made of liquid,” Safford says.

“When you’re working with glass, you’re always a student.”

From top: The house is so energy efficient that its windows can be opened on a cold day and the interior will still keep warm; Franz Safford at work in his studio/office last winter.

Oppostie from top: From top: The dining table and living area are overlooked by a dramatic painting of dancers by the Russian artist Anna Razumovskaya; the kitchen island, with its natural Mahogany top, was designed by Terry Nelson Woodworking.

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SP ONS O RED CO N TE N T

STAYCATION DESTINATION 5 Projects That Will Enhance Your Outdoor Living Space

S

taying in is the new going out. So this summer, why not finally turn your backyard into the oasis you’ve been dreaming of? “If there’s anything to get excited about this summer, it’s the opportunity to beautify our home and outdoor living spaces,” says Kim Williams of Williams Lumber and Home Centers. With multiple locations, including two kitchen and bath showrooms in Pleasant Valley and Rhinebeck, Williams has been a go-to for home improvement in the Hudson Valley since 1946.

With Williams’s help, we rounded up five projects that will help add years of enjoyment to your outdoor space.

Freshen Up Your Paint and Stain Your outdoor space should enhance your home, so start by sprucing up its exterior. If you can’t remember the last time your house or deck was treated to a fresh coat of paint or stain, now is the perfect time. If the job is approachable enough to tackle on your own, Williams recommends investing in a premium paint like Benjamin Moore, which has a complete line of durable exterior paints and stains. They even have an app called Color Portfolio that lets you experiment with different colors using photos from your phone, so you can envision your project before you commit.

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Add Low-Maintenance Decking Creating a deck might sound like a large investment, but Williams recommends selecting durable materials that will survive the elements and require little maintenance. Popularized by high-performance brands like Trex, composite decking made from pressed wood (wood chips, sawdust, wood fiber) and plastic has seen enormous growth since its introduction in the ’90s.

“So often people think that composite is out of their price range,” Williams says. “While the upfront price of pressure treated lumber is low, an investment in composite decking like Trex breaks even after a few years,” Williams says. “It doesn’t have the annual maintenance costs associated with wood like sanding, staining, and painting, so it costs less over its lifetime and lasts longer too.”

Create an Outdoor Living Room If you want to spend more time in your backyard this summer, invest in furniture that you’ll actually enjoy.

With so many materials and styles to choose from, it’s important to know what kind of upkeep you’re signing up for before you buy. Natural materials like wood, wicker, and fabric cushions will add warmth to your space, but will need to be covered or stored during

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Composite decking systems from Trex are a long-lasting alternative to treated lumber.

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the colder months. Furniture made from plastic or powder-coated aluminum will stand up to most elements, but are lightweight and might need to be secured during storms or higher winds. With both options, it’s important to cozy up the space the same way you would your living room indoors. Add stylish weather-proof accents like side tables, pillows, extra lighting, and an area rug that ties the space together.

Prep Your Outdoor Kitchen for Success Grilling is one of the best ways to enjoy your outdoor space to its fullest.

With more time to spend on al fresco dinners with family, now is a good time to invest in a new grill. Upgrade your classic Weber kettle grill or go all-in with one of their multi-burner propane grills with enough bangs and whistles to put your indoor range to shame. If you’re looking to explore the wider world of grilling and smoking, consider investing in one of the new styles catching on with backyard chefs. Traeger electric grills burn wood pellets for heat made of compressed sawdust from hardwoods like pecan, hickory or cherry, adding wood smoke flavor to anything you’re cooking. Japanese kamado-style grills like those from Kamado Joe are made of ceramic, known for evenly distributing heat and holding in moisture. This allows them to hold a more consistent temperature that can sustain the low heat needed for smoking.

Help Your Space Come Alive Moveable planter boxes are a great final touch for your backyard, deck, or patio alike. They offer long-term flexibility in case you want to switch up the design of your space, and they can quickly create lush focal points that help your space blend in with the outdoors. Snatch up a planter (or six) in long-lasting materials like stoneware, terracotta, or metal with adequate drainage at the bottom for water to escape.

Choosing a mix of plants in varying textures and heights will make your space feel more organic. It will also help stagger any flower blooms, enticing your neighborhood bees and butterflies to visit your new space all season long. upstate HOUSE

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HOUSE FEAT U RE

HOW A COUNTRY GARDEN GROWS A retiree creates a lush haven on three acres.

Story and photos by Shawn Hartley Hancock

P

aul Iappini is the quintessential country gentleman. Now semi-retired, he is an accomplished cook and frequent host, pet parent, keen reader, lover of art, frequent traveler to France—and an avid gardener and lover of wildlife. He integrates his many passions at his 1920s-era vernacular Cape Cod house in Spencertown, in northern Columbia County.

Iappini’s property is living proof that we can have the pleasures we seek (a comfortable home, a pool, pretty gardens, even organic food) while providing a healthy habitat for birds, bees, and butterflies.

Part of the joy of owning a country house is the creative outlet it offers. The other part is having the opportunity to escape from the quotidian.

Iappini was seeking both when he came north from Manhattan 18 years ago, looking for a weekend getaway from his busy life as a clinical social worker and psychotherapist. (He retired last year as a director of assisted outpatient treatment in New York City.)

“I wanted beautiful land and to be in an area with farming,” Iappini says. “I found this part of Columbia County, especially Hillsdale and here in Spencertown, reminded me of the Dales region of England. It was beautiful. I looked at 12 houses in one day and chose this one, the last and most expensive.”

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Iappini’s home is a quintessential vernacular Cape Cod, with a classic 45-degree, 12-on-12 pitched roof, shutters with bird cutouts, and a sturdy yet simple form—and all on a scant three acres of bucolic land. The property immediately reminded him of Cambridge, Massachusetts, where he grew up, and his family’s summer house on Cape Cod, Iappini says, and its history appealed to him. “The house had a vintage feel about it, like it hadn’t budged from the 1920s,” he says. “To me, it was an authentic farmhouse with some Shaker simplicity.”

Over the years, Iappini has honored the 1920s era throughout the house’s many updates by keeping things simple—almost humble—but always comfy and welcoming. “I’d finish one project and move on to the next,” he says. His biggest project, which took place 10 years ago, added a large library, an additional bedroom, an office and a bathroom onto the existing 1,400-square-foot house, nearly doubling its size.

To furnish the house, Iappini called on Vivian Kimmelman of Berkshire Antiques, who found 1920s antiques and new upholstered pieces for him, and eventually became Iappini’s restoration resource for the house. Although other homeowners might have tossed out the old farmhouse windows and upgraded to new, Iappini

saw value in restoring the originals, including their float glass, so Kimmelman rounded up workers to accomplish this.

A dyed-in-the-wool Francophile, Iappini travels to Paris several times a year. Many of the books, art, and objets d’art around his house, which he shares with his spouse, museum archivist Kenneth Fox, are French, including colorful tiles in the mudroom, kitchen, and bathrooms. Iappini and Fox count the 19th-century French artist Gustave Moreau, known for dramatic paintings biblical and mythological characters, as a key decor inspiration, along with painters Manet and Matisse, and macabre style (think: Edgar Allan Poe).

Despite these strong influences, the home isn’t showy or dramatic. The kitchen, with its open shelves, ironstone platters, and copper cookery, is straight out of the French countryside. The couple entertains there frequently, using their antique cookware with relish, knowing that an occasional nick or ding will only enhance the patina.

Some years, the calendar can be a little deceptive for gardeners. This spring, for instance, was colder than usual. Iappini was feeling antsy, hoping to get seeds sown and planted, so he decided to install a greenhouse. The result, built by Centerline Construction, is set on a bluestone foundation and framed in western redwood. Instead of glass,

Paul Iappini and his husband, Kenneth Fox, show a neighbor around the backyard, where a recently built, antique-style stone fence delineates the English garden and pool area and keeps the couple’s dogs from bounding into the driveway.

Above: Iappini’s Cape Cod-style house overlooks a small pond, chockfull of wildlife, and sits parallel to the garage and pool house.

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Iappini’s well-stocked library, with plenty of comfy seating areas and a wood-burning stove, is located in the house’s addition, built 10 years ago.

prismatic double-walled, polycarbonate sheeting is used to protect against harmful ultraviolet light that can burn plants.

This material insulates better than glass, too, and its strength and lighter weight mean that it won’t break easily. Hence, the greenhouse is located under trees, another intentional decision by Iappini, who plans to use it for starting seeds from February through May. By the time the trees overhead leaf out and block the sun, the seedlings will be securely planted in garden beds.

Like any gardener, Iappini says he’s made his share of mistakes, but he chalks them up to the learning curve and the need for gardeners to experiment. For years he has used the “lasagna” technique to prep his garden beds: layering newspaper with compost and mulch. Done right, he says, it nourishes new plants and inhibits weeds.

This summer Iappini plans to continue developing a wildlife trail that’s been in the works for several years. It’s an area of meadow beyond the pond that he’s made into a haven for wildlife. With the help of Copake landscaper Ricardo “Tito” Lainez, the area’s far horizon has been planted with maples, dogwood, exfoliating river bark birch, various fir, spruce, and other evergreens, along with crabapple, gooseberry, and Anjou and Bartlett pear trees.

“These are trees and shrubs that interest me and they’re good for wildlife,” Iappini says. “The crabapple attracts Baltimore Orioles, for instance.” At the far end of the trail, he has installed butterfly houses, bat houses, and—new this season—a mason bee house. The trail, a riot of color for most of the growing season, is wilder and more natural than the rest of the property, but no less deliberate. Iappini has planted both high plants (peony) and low ones (Joe Pye weed loved by butterflies), as well as other plants chosen for their role in the ecosystem.

The nearby pond is loaded with turtles and frogs, and thick cattails that red-winged blackbirds love. Native Marsh Marigolds bloom during spring, along with snowdrops.

Iappini has planted swathes of wild hyacinth and snakeshead fritillary, along with early-spring snowflake and Spanish bluebells that will spread in the coming years. In late summer, bee balm, echinacea, and rose campion take center stage.

Something blooms along the trail from March through October, and chances are it’s something needed by the birds, bees, and butterflies.

Some years back, Iappini and Fox added a pool at the back of the property, and converted a side room in the garage into a changing room for guests. The tall, thick pool gardens upstate HOUSE

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From top: A guest room at the top of the addition opens onto a charming porch area; Iappini’s kitchen recalls the French countryside with its open shelves, antique cookware, checkerboard tiles, and array of still lifes.

eventually came to resemble Monet’s Giverny. “You had to brush back phlox and hollyhocks to reach the water!” Iappini says. Last year, he updated the pool area with the help of garden designer Marilyn Webb. They recemented the patio stone and expanded the sunbathing area by scaling back the number and type of plants to include structural perennials and sure-bet shrubbery like hydrangea paniculata. Raised beds devoted to herbs and vegetables take up the sunniest section, and are watered automatically via drip lines buried just beneath the ground’s surface.

A 140-foot-long stone wall, built by Centerline, is a recent addition, but looks like it’s always been on the property. The wall helps define the backyard and lets Earl and April, the couple’s two Corgis, play without being tempted to run into the driveway.

The stone wall garden is a nod to classic English style (think: Christopher Lloyd’s Great Dixter Estate and Gardens in England’s East Sussex). It’s the most formal garden on the property, employing repetition of form and plant material, including Dwarf Alberta spruce clipped into topiaries, allium, foxglove, lupine, dahlia, and delphinium. From April’s first bulb blooms through October’s chrysanthemums, there are always flowers beckoning the visitor to enter Iappini’s gardens.

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upstate HOUSE

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POST-PANDEMIC

PREDICTIONS What’s the future of real estate in the Hudson Valley?

By Anne Pyburn Craig and Annemarie Durkin

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hen Gov. Andrew Cuomo’s New York on PAUSE 10-point plan was issued via executive order on March 20, nonessential businesses were shut down and the real estate market, which had been roaring red hot, was thrust into a state of suspended animation. In-person home showings, open houses, walk-throughs, and meetings were suddenly off the table—and nobody was sure for how long.

“Things are not where they would normally be in spring,” says Gail Fattizzi, president of the Hudson Gateway Association of Realtors, a trade association representing more than 13,000 real estate professionals in Manhattan, the Bronx, Westchester, Putnam, Rockland, and Orange counties. “Year to year, both new listings and properties going into contract are down about 50 percent. Closings are down about 15 percent, partly because organizing a drive-through closing takes a lot more coordination.”

Agents have gotten increasingly adept at the art of the remote showings and Zoom open houses.

“You have to be the buyer’s eyes, ears, nose, and instinct on the ground,” says Fattizzi, “and have a really clear sense of their priorities. As a buyer’s agent, you need to engage people on multiple new 30

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levels, and it’s a huge responsibility. Trust has always been key, but never more than now.”

Realtors are hoping to resume appropriately distanced in-person showings by mid-June, but everything depends on public health. “We really have no idea what that will look like yet,” says Fatizzi. “The chief economist of the National Association of Realtors has suggested that showing a house to an individual can be safer than a trip to the grocery store, and states around New York are allowing showings. But the governor’s the one with the data, and we share his priority, which is keeping everyone safe. We are a Phase 2 business in the Mid-Hudson region, and we’ll reopen when the safety benchmarks are met.”

Meanwhile, home prices continue to rise.

According to statistics from the New York State Association of Realtors, the median price of a home has risen 4.1 percent over March 2019. And in the Hudson Valley, where inventory was already low, a combination of factors points to a strong surge of properties changing hands just as soon as realtors are ready.

But not everyone is waiting. Candida Ellis, principal broker of Coldwell Banker Village Green Realty, which covers Ulster, Greene, Orange,

Dutchess, and Columbia counties, is moving herself. She had already purchased her farm in Saugerties before the shutdown; when she listed her old home in Kingston in mid-May, she got 15 calls in the first four hours. “I wouldn’t call it a feeding frenzy—yet,” says Ellis. “But people are buying things sight unseen. Many, many companies and individuals have discovered that they can work remotely most of or all the time, and they’re rethinking their life options. I think we’re going to be seeing a whole new influx of great people who want to live in the Hudson Valley.”

Some current residents, Ellis observes, have reconsidered leaving and haved pulled their homes off the market. If the inventory was tight in January, the general feeling is “We ain’t seen nothin’ yet.”

Building construction, a Phase 1 industry, will no doubt be feeling the results of that market pressure.

“I expect there to be a similar boom to what we experienced after 9/11 and maybe even more so,” says Thomas Tripodianis, president of the Hudson Valley Builders and Remodelers Association.

“There was already an exodus before this of people from the city coming upstate, this will only accelerate that process.”

Like real estate, construction started 2020 with

“I WOULDN’T CA LL IT A FE E DING FR E NZY—YE T.

BUT PEOPLE ARE BUYING THINGS SIGHT UNSEEN. MANY, MANY COMPANIES AND INDIVIDUALS HAVE DISCOVERED THAT THEY CAN WORK REMOTELY MOST OR ALL OF THE TIME, AND THEY’RE RETHINKING THEIR LIFE OPTIONS. I THINK WE’RE GOING TO BE SEEING A WHOLE NEW INFLUX OF GREAT PEOPLE WHO WANT TO LIVE IN THE HUDSON VALLEY.” —CA ND I DA EL L I S, COL DW EL L B A NKER V I L L AG E G R EEN R EA LT Y

a roar and ground to a stop in March. “We’ve seen a bit of a slowdown,” says Tripodianis. “Residential construction has been shut down for some time now, and though we expect it to resume soon, builders have not been able to finish off homes, real estate brokers are unable to show homes—there’s going to be a temporary backlog of projects that were halted to comply with the governor’s orders that will need to be dealt with once things reopen.”

Some of those people looking to buy will be after second homes, at least as a start. It hasn’t escaped anyone’s notice that second home owners have experienced a much more tolerable quarantine.

“Pre-January, second homes were seen more as luxury items,” says Jennifer Smith Couti, owner of Atlantic Custom Homes. “Now families are thinking of it more as a necessity—having a place to go, to bring the kids, where they can have space to spread out in the event of another lockdown.”

Much of the demand, says Fattizzi, is yet to emerge. “I know that my Manhattan friends are not in Manhattan right now—they’ve scattered every which way. But as they return, there will be a reckoning. People who own [houses] can’t get free as fast as renters, with everything shut down there, too—but once they can, it will come down to:

‘Can I survive in the ’burbs?’ And the expansion of remote working is going to change that equation,” she says. “A lot of people are going to be rethinking the logistics of their lives on every level after all this time in their homes, realizing they need more space or less, more outdoor access. In the city, doing errands means an elevator, a crowded sidewalk.

Parking your car means turning it over to a valet; in the country, no one else touches it. There will be plenty of old-school New Yorkers who are undaunted and just figure ‘this too shall pass,’ but many people will be looking hard at quality-of-life issues in new ways. And I think the Hudson Valley, along with the rest of the tri-state suburbs and towns, is going to be where many look for solutions.”

Taken together, all signs point to a market that will peak later than usual this year, with demand rushing in like a rising tide as soon as logistical issues are resolved. And builders and realtors have had many long weeks to plan, strategize, field inquiries from the house-hungry, and position themselves. “We’re in a situation now where builders are in a stand-still position, and we’re primed in terms of needing supplies,” says Tripodianis. “We expect the rise in demand to be similar to that of post-9/11, but as that was a one-

day event no one was expecting, the supply took a while to catch up with the demand. This situation has been more gradual, so builders are prepared in that regard.”

Tripodianis expects home design will evolve to accommodate remote working. Home offices, the infrastructure to support increased bandwidth, and other work-friendly amenities will be more important than ever, as will designs that allow plenty of individual privacy. “In the back of everyone’s mind will be ‘God forbid we have to lock down again,’ but should it happen, people now have a better sense of what their needs will be,” says Fattizzi. “And they absolutely know what it feels like to be stuck inside and tripping over each other.”

As New York State cautiously reopens for business, finding room for new Hudson Valley residents will be part of an even larger puzzle, along with redesigning every aspect of our environment to merge safety with pleasure. A consensus does seem to be emerging: Life upstate has its clear advantages, and those who can stake a claim up here are likely to be trying. “I saw a story the other day about a concert that was held at a drive-in,” notes Fattizzi. “The city doesn’t have a single drive-in.” upstate HOUSE

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10 TIPS FOR BUYING AND SELLING REAL ESTATE DURING THE PANDEMIC

BY EMMA MISIASZEK

L

ike many other industries, real estate has been severely impacted by the Covid-19 pandemic. New York on Pause has prohibited in-person showings and open houses, and stringent protection measures are likely to continue once showings are allowed again.

But buyers and sellers have been impacted by the shutdown too. While many New Yorkers are realizing that they can work remotely indefinitely, and therefore are free to move upstate since they are no longer tied to their work’s location, upstate sellers’ homes have become their everything—so even if sellers are still willing to part with their houses, they’re sure to have a more challenging time prepping to sell.

We asked five real estate specialists from throughout the region for their top tips for buyers and sellers in the topsy-turvy new world of the Hudson Valley real estate market.

TIPS FOR BUYERS

1

Do your homework. If you aren’t

sure where you want to live, do some research and spend time driving around. Once you’ve zeroed in on an area, spend a day there, driving and/or walking around, getting a feel of the place, and taking down the addresses of places that look appealing. If a virtual listing looks promising, look the property up on Google Maps and Google Earth to check out the surroundings and the house’s proximity to grocery stores, pharmacies and places of the like. And, whether you’re shopping in person or virtually, take your time, says Lisa Halter, principal broker and owner of Halter Associates Realty in Woodstock. “Figure out what area you want to focus on, just like any other time,” she says. “You don’t want to rush into something because you’re in a panic about the pandemic. Approach it logically and look at the areas that you think you might be interested in.”

2

Get pre-qualified for a loan

before you start scouring an area for your new home. “Get your pre-qualification before you even start looking, in this current environment,” says Megan Brenn-White, a licensed real estate salesperson at Keller Williams Hudson Valley United, based in Middletown. “You can’t even see a home generally without having a pre-qualification

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letter to begin with. Everybody’s trying to minimize any contact, so they’re not going to even consider an unaccompanied showing unless they’re pretty sure you are a serious candidate.”

escape the viral hotbed the city has become—and upstate inventory is currently low. Bidding wars are fast becoming common, with sellers getting more for their homes than the original asking price.

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Hire a broker or an agent, says David Birch, principal broker and owner of Barns & Farms Realty in Columbia County.

Navigating the real estate industry and negotiating a contract with a seller can be challenging at the best of times, but it’s been even more difficult in the midst of strict health protocols to protect real estate agents and home buyers and sellers from exposure to Covid-19. “You need a broker who really is ingenious and aggressive,” says Birch, “who will find a way to get you into a home.”

4

Go virtual, but protect yourself. Since New York on Pause

has prohibited in-person real estate showings (unless both parties agree to sign a “home harmless” agreement and a risk agreement to allow a prospective buyer entry), buyers are relying on virtual house tours. An attorney can place an addendum in your contract that won’t close the purchase until you are able to see the property in person to confirm that it’s right for you. “An attorney can also advise you about some of the questions that might be raised during the process of arm’s distance closing purchase,” says Katherine L. Jennings, an associate real estate broker with Houlihan Lawrence, based in Millbrook.

5

Remain open-minded about location—and your budget.

This last tip may be the most difficult for buyers to swallow. If houses are selling quickly in your desired location, be willing to look in areas you haven’t considered before. And be prepared to open up your price range as well. “Look for homes that are at least 20 percent below the top of your budget,” says Brenn-White. “Assume you will go into a bidding war, which will increase the house’s price substantially.”

TIPS FOR SELLERS

1

Work with an agent—that’s the

most important thing to do if you’re trying to sell a house during this unprecedented time, advises Halter. Now is not the time to try to sell on your own. “Try to find a firm that’s tech savvy and able to use Instagram and FaceTime and Zoom,” she says, “and who has the technological tools to be able to help in this virtual environment that we’re working in.”

2

Put your house on the market immediately! “The level

of interest has increased, like, 20-fold,” says Brenn-White. “It was already a seller’s market, but now it’s like a super-seller’s market.” If you’re considering selling, don’t dither. An increasing amount of people from New York City are buying upstate properties sight unseen in an attempt to

Be as adaptive and creative as possible. “If you’re looking to sell

in this market in a traditional format, it’s not going to happen,” says Gary DiMauro, principal with Gary DiMauro Real Estate, a boutique firm with offices in Hudson, Tivoli, Rhinebeck, and Catskill that will open a Kingston office this summer. Sellers need to be much more involved in the process than ever before, he explains. If you are allowing unaccompanied showings, you may be asked by your agent or broker to speak with buyers directly to schedule showings. “Try to accommodate brokers and arrange times to leave your house so buyers can come in for showing, says Birch. “Be flexible about leaving the house so the broker can come in to help you sell your home.” But insist on realtors and prospective buyers wearing personal protective equipment at all times.

4

Dive into the virtual world of real estate. The absence of

in-person showings and open houses has created a need for virtual tours and communications.

Keller Williams Hudson Valley United has been conducting open houses over Zoom, allowing interested buyers to ask questions and view interiors. Photographers specializing in online tours have been deemed essential businesses, giving sellers the option of allowing a photographer (wearing PPE) to shoot each room and stitch the images together to create panoramas and virtual floorprints. Or you can create a virtual tour yourself by taking quality photographs or video. “One of our client sellers did a video tour of his house that was very professionally done—he might have been an editor for HGTV in a previous life,” says DiMauro. “He did a video tour, edited it, and even added music to it. He then sent it to us so that we could add it as an attachment to our website listing. That is the most adaptive situation that we could ask a seller to maintain for us.”

5

Keep your home as clean as possible. Constantly spiffing up a house

that’s on the market is difficult at the best of times, but it’s even more challenging during the pandemic, when our houses are also our offices, studios, classrooms, gyms, and whatever else we need them to be. But if you’re allowing prospective buyers to enter your home for unaccompanied showings, make sure you thoroughly clean and sanitize everything before and after buyers visit— for their protection as well as yours. And be aware at all times of the image your house presents to the world. “It has never been more important to keep things incredibly clean,” says Houlihan Lawrence’s Jennings, “because when you’re only doing a video tour, the clutter on countertops or in closets or bookshelves will look more extreme than it would in person. You really want to be sure that you’re providing the best possible virtual showing experience for buyers by keeping everything as minimalistic and cleaned up as you possibly can.”

SPO NSO RED CONTENT

STAY-AT-HOME DESIGN

How the Woodstock Passive House Meets the Energy Needs of More Time at Home

F

or many of us, this spring’s stay-at-home orders were delivered with a side of supersized utility bills. And with businesses considering telecommuting for workers in the future, the increased utilities costs trend isn’t likely to change anytime soon. But according to Daniel Levy, certified passive-house consultant and owner of the Woodstock Passive House, our homes need more than just lower energy bills.

They also need to be efficient, self-sustaining, and healthier to live in.

inside the walls and ceiling. Levy’s house has six additional inches of mineral wool insulation on the exterior walls, 10 inches of glass-based insulation in the foundation, and 24 inches of cellulose insulation in the ceiling.

Since glass in windows and doors leads to significant heat loss, Levy also installed high-performance triple-glazed windows and doors. And because building with AAC requires no metal or wood studs, the doors and windows sit flush against it, creating an even tighter seal.

A House for the Future The Woodstock Passive House was built in 2016 according to rigorous energy-efficiency standards developed in Germany in the 1990s. Though commonly known as passive house design, this standard of design has been applied to all sizes and types of building projects, from single-family homes to large apartment complexes.

The passive-house goal is to reduce a building’s energy demands enough that its remaining needs can be met by sustainable, often solar-based sources. Among its key concepts are better insulation and an airtight building envelope, enhanced air quality, and optimized solar use. By employing these concepts, Levy’s home can operate free of fossil fuels at nearly net-zero energy.

Enhanced Air Quality To provide the home with fresh air without letting heat out, Levy installed an energy recovery ventilation system (ERV). The ERV brings in a controlled source of outside air, filtering it for contaminants in the process. It has a heat exchanger that helps regulate the temperature of air coming from outside, which minimizes heat loss (or gain in warm weather) and helps the house retain moisture during the colder months. The ERV exhausts air back outside from small ducts in the kitchen and bathrooms.

Better Insulation and an Airtight Building Envelope Insulation reduces a building’s heat loss, which is why this passive house relies on significant amounts of it. The home has eight-inch-thick walls made of autoclaved aerated concrete (AAC), a super-light, self-insulating masonry product popularized in Europe. Most traditional homes are only insulated

Optimized Solar Use Large south-facing windows provide the house with plenty of natural light during the day, reducing the need for additional artificial lighting. The house was designed with a large roof overhang to limit the amount of heat entering the windows during the summer, and is just the right depth to capture daylight during the winter. The south-facing roof also houses the solar panel system, which captures enough energy to provide power to the home’s efficient appliances, including a heat pump water heater and clothes dryer and ductless mini-splits.

The Woodstock Passive House is now on the market with Halter Associates Realty. Situated on just over three acres, the 2,352-squarefoot, three-bedroom, 3.5-bathroom home comes with a detached two-car garage with a 240-volt charging hookup and a separate 600-square-foot apartment above. Located just minutes outside the heart of Woodstock, it has unbeatable access to the town’s restaurants, boutiques, and cultural institutions, as well as all the hiking trails, ski resorts, and outdoor attractions the Catskill Mountains have to offer.

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MAKERPOWER One thing about the Hudson Valley that won’t be changed by the pandemic is this: Our region welcomes makers. Here are 10 local artisans worth watching.

TYLER BORCHERT ECO-COLLABORATION Tyler Borchert grew up near the Hurley Mountain Inn, exploring the forests and byways of Ulster County on dirt bikes and four-wheelers.

A little over a decade ago, he found work taking down and rebuilding vintage barns. “I discovered my artistic side,” he says. “I got fascinated by reclaimed wood, by rustic and vintage. I started learning all about stonework and mosaic.”

Borchert’s explorations inspired works of what he calls “ecocollaborative land art.” Each piece is site specific. “I hike around, find the right setting, build a sculpture, and photograph it,” he says. “I document its outdoor life. When it falls down, I bring it back to the shop and drill holes, put in wires and rods so it won’t fall apart again, and you can buy it! They’re unique, nontoxic decor and furniture pieces. I go hunting driftwood every day. I use a little reclaimed wood but 90 percent of everything is formed by the planet, was here before we were, and will never end up in a landfill.”

Stone Styling sculptures have been featured along Kingston’s Strand Walkway, and Northern Dutchess Hospital’s courtyard holds a permanent installation.

By day, Borchert is the caretaker of two local estates, and takes on stonework and landscaping projects to support Stone Styling Workshop & Trestle Gallery in Kingston’s old bluestone port. “When we’re not caught up in a historic crisis,” he says, “I host open mic and music sessions there.

The way the iron bridge and the trees reflect on the water is spectacular. It ‘Zens’ you straight out to the magic zone. People come in just to see.”

Meanwhile, Borchert’s commissions remain steady “Everybody’s home and coming up with decor ideas; I’m busier than ever,” he says. “My skill set is pretty unique. I once built an entire cow from reclaimed metal. It milks, it moos, it lights up at night. It has handworked copper hooves and a braided wire tail. It was an oil drum, and now it holds wood for someone’s fireplace.”

—Anne Pyburn Craig STONESTYLING.ART @stonestyling 34

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CAROLINE WALLNER

PRECIOUS PORCELAIN When potter Caroline Wallner opened Tivoli Tile Works in the center of tiny Tivoli in 1998, friends told her she was crazy. But her neighbors turned out to be Brice and Helen Marden, international art world royalty, who were reinventing the Hotel Tivoli. “I moved upstate to raise this little, teeny girl who’s at Bard now and opened up a little studio on the corner of 9G and Broadway, and people told me it was a pipe dream,” Wallner recalls. “Then Brice and Helen moved in and started collecting my work.”

But Wallner almost never threw pottery at all. After studying sculpture and painting at the University of Georgia, she moved to New York City to work as a set designer, then followed the cast of Fried Green Tomatoes to Los Angeles. While taking a drafting class at UCLA, she happened to peek into a ceramics studio. “My heart stopped,” she says. “I just had to do that. I became obsessed.

I started working with Chris Hammerlein and people started buying my stuff.”

When the Mardens and their illustrious friends and clientele noticed Wallner’s handmade porcelain—glazed in a painterly style in rich, gemlike colors—she really started to go places. Wallner’s dinnerware stars at Tivoli’s Corner Hotel, Fish & Game in Hudson, and celebrity events at MoMA and the Cloisters, and is collected by the likes of Claire Danes, Daniel Day-Lewis, and Patti Smith. Her handbuilt vases grace the Apartment Gallery in Copenhagen.

After a sojourn in Ireland, Wallner and her family settled in 2012 in Bearsville, where she’s been creating pieces in new colors every season since. “The dinnerware pieces are beautiful objects to eat from, they’ll make you happy,” she says. “But I do other things that might not be for everyone.

I’m inspired by antiquity. I’ve never stopped painting or sculpting. When I was at UCLA, I drove out to Ojai to meet Beatrice Wood, the mama of Dada. She was 101. She showed me her kiln room, and said opening it was better than any Christmas she ever had. Me too! When I’m 101, I want to be like that.”

—Anne Pyburn Craig TIVOLITILEWORKS.COM @tivoli_tile_works upstate HOUSE

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JILL REYNOLDS + DANIEL SPITZER MASTERS OF THE FLAME Malfatti Glass artisans Jill Reynolds and Daniel Spitzer recently hosted a socially distant good time. “We wrapped up 50 irregular Prosecco glasses in tissue paper, put them on a table at the end of the driveway and gave them away—some to regulars that we’d emailed, some to random passersby; even the mailman got a pair,” says Reynolds. “We had chalk lines for social distancing, and people loved seeing each other. At 8:00 that night, everyone was invited to ‘post your toast’ online. The theme was ‘To your health!’”

The couple met at a fundraiser for Pilchuck Glass School in Stanwood, Washington, in the early 1990s, and have been collaborating ever since, shaping stunning glassware using only borosilicate glass, hand tools, fire, and their own breath. Spitzer learned glasswork at the University of Wisconsin and joined Dale Chihuly’s Seattle studio. After graduating from Evergreen College, Reynolds worked as a science illustrator at Chicago’s Field Museum “drawing monkey bones,” and then moved back West to work as a visual artist; she never considered glass as a medium until she saw flamework in progress. “It was like having a line in three dimensions,” she says. Reynolds and Spitzer’s glass making and teaching eventually took them to Brooklyn; they moved to Beacon in 2003 to turn a former funeral home into their studio.

Malfatti—“misshapen” in Italian—grew in response to popular demand. Reynolds was giving her handmade glass away to delighted friends when woodworker Jessica Wickham, a Beacon neighbor, asked if they’d share a show booth. “She thought our glasses would look good on her table,” says Spitzer.

Things quickly took off; today, along with glassware, Reynolds and Spitzer create custom glass installations, sculpture, and chandeliers. “We don’t advertise, really, just social media,” says Reynolds. “Our biggest order, 750 items, came from a Parisian designer on behalf of a wealthy, nameless Middle-Eastern client.

And we ended up providing glassware for Gwyneth Paltrow’s rehearsal dinner at Jerry Seinfeld’s place in Amagansett a couple of summers ago. But’s there’s only so big this can get—you can only make so many glasses.”

—Anne Pyburn Craig MALFATTIGLASS.COM @malfattiglass

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JAY TESKE

LEATHER LOVER Jay Teske embraces the challenges of incorporating sleek, glowing hand-tanned leather into interior design. “I love the way it gets my brain going when somebody asks me for something I’ve never done before,” he says. “I wrapped a huge spiral staircase for a New York City advertising firm. I have a job on Martha’s Vineyard that’s 60 feet of braided leather handrail.”

After growing up on the Jersey Shore, Teske became a tattoo artist on Staten Island. While making a custom seat for his Vespa, he became enchanted with working with fine hides; he founded the bespoke motorcycle seat making company Pirate Upholstery in 2006. When a bike with one of his custom seats was featured on “American Chopper”, Teske found himself with a gig creating World Wrestling Entertainment championship title belts. In 2014, he launched Jay Teske Leather Company with his wife, Hadas Liebermann; in 2018, the couple developed the eye-catching Interior Accents Collection of architectural design elements.

Teske works exclusively with sturdy, vegetable-tanned leather.

“It takes a month, using tree bark and oils, but you never get the same patina with chrome-tanned leather,” he says. Architectural design work led him to make his own hardware. “I bought a metal lathe,” he says, “and I’ve been doing end caps and details in brass— two ancient materials that age really well together.”

From a studio and shop on lower Broadway in Kingston’s Rondout area, Teske offers enticing leather shelves, handrails, door pulls, and handles that could make a home or office feel like the setting for great deeds. There’s also a bridle leather swing with brass hardware, a sweet seating option indoors or on the porch. All of Teske’s products can be customized, and he says he welcomes folks to challenge him to create new goods. “If you have an idea that would work well in leather, I’d love to hear it,” he says. “I love figuring things out and making them work.”

—Anne Pyburn Craig JAYTESKE.COM @jayteskeleatherco

upstate HOUSE

| SUMMER 2020 • 37

Photos: Roy Gumpel

MICHAEL PURYEAR

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SUBTLE SOLUTIONS Michael Puryear is a world-renowned furniture-maker who combines contrasting colors and textures with a fusion of linear and curved forms, accentuating the wood’s natural character. Rich with references to Scandinavian and Shaker design and African culture, his pieces are permeated with shibui, a Japanese term for “subtle elegance.” Puryear approaches furniture making as a problem-solving practice. “The beginning stage is very internal, and I often get lost in thinking about the design in various ways,” he says. After sketching the form, he creates an orthographic drawing and maquette.

Although he dislikes being labeled an “artist” or “designer,” Puryear can’t escape fame thanks to the Dan Chair, on display at the Smithsonian Institution’s National Museum of African American History and Culture.

Designed in 2010, the chair elicits an antecedent style of seating connected to West Africa’s Dan people, and symbolically evokes the Atlantic slave trade.

“The wood includes poplar from Monticello and pecan from Mount Vernon.

These were sourced from the plantation houses of Thomas Jefferson and George Washington,” Puryear explains. “This chair was really an expression and acknowledgement of my pride in being a descendent of slaves.”

Puryear grew up in Washington, DC, with six siblings, all of whom pursued artistic professions; his brother Martin is a famous sculptor. “Martin’s career was much more linear than mine,” Puryear says. “It took me more time to find my focus.” While working as a photographer in New York in the 1970s, a side business renovating Brooklyn brownstones introduced him to the joys of working with wood. Puryear eventually relocated to Shokan, where he has filled his 1870s farmhouse with bespoke furnishings and converted a barn into a studio. His most recent commission was a bench for SUNY Brockport featuring a saddled seat and nontraditional form, using elm and white oak woods harvested on campus.

A fan of teaching because it gives him “the opportunity to step outside the studio and be part of a community” that influences his work, Puryear has taught at Tennessee’s Arrowmont School of Arts and Crafts, North Carolina’s Penland School of Craft, Maine’s Center for Furniture Craftsmanship, and SUNY Purchase; he’s currently a furniture-making and boat-building instructor at the Hudson River Maritime Museum.

—Hayley Arsenault MICHAELPURYEAR.COM @#michaelpuryear upstate HOUSE

| SUMMER 2020 • 39

SAMUEL MOYER

3D DREAMING Whatever he’s doing, Staatsburg furniture-maker Samuel Moyer is always dreaming of working. “Any person working in a discipline long enough begins to ideate regularly,” he says. “You see the world through a furniture lens. When your mind is slow, when you’re driving or dicing garlic, you might be wandering through a world of strange furniture designs. We daydream our work, if it’s interesting enough to us; we solve problems in our sleep. When we are passionate about the work, it bubbles up in us all the time.”

Moyer’s cabinets, tables, consoles, chairs, and beds integrate brass with unusual, often self-milled woods like locust or American black walnut, and usually contain unfinished sections.

“I want to show process, to let the materials break down or betray their rough edges,” he says. “I love to let color come in and catch us off guard.”

Working “from the head and heart,” Moyer lets “the process dictates the product.” This method is “inherently inefficient,” he admits, “but allows for surprise, excitement, and optimal enjoyment of the process. On my best days, my work is something of a walking meditation that results in a 3D object that can be useful and beautiful.”

Recent clients include FAIR design agency in Manhattan, Brooklyn boutique Bird, and a Midcentury Modern house by Cliff May in Rustic Canyon, California. From his Salt Point studio, Moyer also makes furniture for celebrities but considers his annual auction donations to Planned Parenthood of the Hudson Valley equally important, along with his support “of folks who may not have the deepest pockets or the biggest budgets.”

Above all, Moyer intends his work to last. “It’s my fervent wish that my clients live with and use this furniture for a long time,” he says, “that this work gets handed down to kids and grandkids. I hope I’m encouraging a less consumerist outlook.”

—Susan Piperato SAMUELMOYERFURNITURE.COM @samuelmoyerfurniture 40

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HANNAH VAUGHN

CRUSHING IT Thanks to Hannah Vaughan’s vocation as a maker of chairs using unlikely materials—massive logs, rusted and junkyard metal, concrete—she has a very even temper. “I get all my aggression out crushing large pieces of metal and chainsawing things,” she says. “I’ve always been drawn to the raw energy of human industriousness, the ways we try to build and shape and construct the world.”

Growing up in Los Angeles gave Vaughan “a natural affinity for concrete, half-constructed buildings with orange fencing, rebar,” she says. “Salvage yards are some of my favorite places. The raw material is often what inspires. It’s potential energy I can pump into a rough-and-ready prototype.”

Vaughan grew up with a bookbinder mother and sculptor father, learned welding at 12, picked up patternmaking and sewing working in a costume shop at Oberlin College, and started making furniture in Chicago; while earning an MFA in 3D design at Cranbrook Academy of Art, she began prowling Detroit junkyards for materials. “They have amazing miles and miles of cars,” she says. “They don’t help you. You bring your own metal snips.”

This summer Vaughan was set to teach in the iron studio at Penland School of Craft and present new crushed and chainsaw works at the Architectural Digest Design Show, but lost both opportunities due to the pandemic. “Those big architectural pieces are my favorite,” she says. “On commissions, there’s a constant tension—you have that first exciting kernel of an idea and then try to keep the form raw and exciting, while also creating something functional.”

But the Covid-19 quarantine’s silver lining is people learning to make things themselves, and Vaughan’s designed a product for that: a Shaker chair kit. “It comes wrapped in the rope you’ll use to make the seat with,” she says. “It’s a Shaker aesthetic, with that sensibility of going hands-on.”

At home in Newburgh, where Vaughan normally works out of Atlas Studios, she’s soldiering onward, sharing the chainsaw and welder with her sculptor boyfriend. “Our pandemic prep may have been a little different,” she admits. “Got the canned goods, got the hand sanitizer, now where do we get a good supply of large trees?”

—Anne Pyburn Craig HANNAHVAUGHAN.COM @hvaughanjones upstate HOUSE

| SUMMER 2020 • 4 1

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ALISON KOUZMANOFF

FABRIC OF NATURE Palampore is a highly prized fabric art created in India in the 18th and early 19th centuries, in which artists handpainted detailed patterns from nature onto wall hangings, draperies, table linen, and bedcovers; the results were cherished by royalty.

Artist Alison Kouzmanoff has updated this method: Instead of depicting elephants and peacocks, she finds her motifs in Hudson Valley plant life. “I was always playing with pattern making,” she says. “Sometimes I dream patterns and then remember them and mess around with them when I wake up. Some work out, some don’t; I’ll draw out an image and then work it up on the computer.”

After studying art at Syracuse University, Kouzmanoff moved to New York City and worked as an advertising photographer and a graphic artist for McCall Pattern Company and a chart and map company, making floor plans and maps for real estate firms. “I love maps,” she says. “I did all the graphics work when the World Trade Center was sold.”

One day on the subway, she decided to stand near a man wearing penny loafers and reading John Updike. When they both exited at 34th Street, she assumed the moment had passed. But the man, architect Alexander Kouzmanoff, chased her down. “He lost me, then spotted me by my red rubber rain boots,” she says. “He had wanted to talk to me on the train, but not in front of another woman who was there. He ran up to me to find out who I was and then, I later learned, told his friend he’d just met the woman he would marry. Thirty-five years later, here we are.”

Kouzmanoff founded Palampore Fabric when the couple relocated to Germantown.

“I grow the plants, I take photos of the beautiful little pods and tendrils—and then I draw. I just absolutely love the whole process. I love capturing form. That people like my stuff is just the icing on the cake.” Printed in the US on demand to avoid waste, Palampore’s fabrics use only nontoxic, biodegradable inks.

—Anne Pyburn Craig PALAMPOREFABRIC.COM @palamporefabrics

upstate HOUSE

| SUMMER 2020 • 4 3

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JOURNALISM IS A NECESSITY During this crisis, The River is collaborating with journalists throughout the region to report on the fast-moving coronavirus. Our team is working around-the-clock to gather reliable information to keep you informed about the latest regional developments.

therivernewsroom.com

KIM MARKEL

REIMAGINING RECYCLING Kim Markel’s father was an Orange County builder, and when she wasn’t following him around, she was puttering in the garage—even while studying public policy at Carnegie Mellon University, she never stopped making things as a hobby.

Markel worked as a policymaker for a Washington, DC, consulting firm, the State of Rhode Island, and the City of Baltimore. When her dad died, she returned to the Hudson Valley. “We were so close. What comforted me was making things and working,” she says. “I started in again, in earnest. At first, I worked in his garage with his old tools. Now that I look back, I was metabolizing the loss.”

After a few years of experimenting with molding and hand-polishing discarded plastics—toys, lunch trays, eyeglasses, cosmetics packaging—into chairs while working as a project manager at the Polich Tallix foundry, she began posting her results on social media. “I never intended it as a business,” she says. “It was just what I did for peace and solace. In 2016, Architectural Digest invited me to be in a design show. I was like, I have no idea what that entails, but hey, why not.” She named her collection of translucent, candycolored furniture Glow. “My mom, my boyfriend, and I went [to the show] and set up and left. I went back and saw what everyone else had, and mine was so different I almost wanted to just pack up and leave,” she says. “Here I was with these magical, whimsical, weird worlds, but on an adult scale. My stuff was getting a lot of attention, but I still didn’t know if that was a good thing or not.”

It was a good thing: Markel scored gallery representation, several awards, and a partnership with beauty brand Glossier to create a line of recycled resin vanity products, launched in 2018.

While teaching at Parsons School of Design, she noticed “ways in which policy is similar to design,” she says. “You’re looking to make something that benefits people, whether it’s an object or a structure or a policy, The goal is to make something people can use. In both cases, you have constraints, whether those are laws and budget or physics and materials and budget.”

Now she’s taking stock from her Newburgh home. “I’ll never stop making things, but I also feel drawn to public policy again. Right now, it feels needed, so I’ve been doing some consulting with Deloitte,” she says. “I’m waiting to see what evolves, puttering in Mom’s garage, not tying myself to a plan.”

—Anne Pyburn Craig KIMMARKEL.COM @kim.markel upstate HOUSE

| SUMMER 2020 • 4 5

CASEY DZIERLENGA

WOMAN WOODWORKER Growing up in North Carolina, Casey Dzierlenga sold painted rocks by the side of the road; she can’t remember not making things. “By college I was doing a lot of collage-type abstract work,” she says. “I also had a job helping out a fairly scraggly handyman, who set me to work in the summers leveling driveways and building porches. I seemed to seek out jobs that involved manual labor and power tools, which makes me laugh now. I had a bit of a rebellious streak, and was probably determined to prove that being a woman wasn’t going to set any limitations for me.”

After studying film at Emerson College in Boston, she found herself designing and building props and sets in Los Angeles, then shifted to sculpting.

She was eyeing a woodworking residency at Penland School of Craft back in North Carolina when she happened upon a Craigslist ad for a woodworking apprentice in Los Angeles. “It seemed like the obvious choice to get paid to learn,” she says, “so I took a job working for my now-husband, Sam. I really developed a more grounded direction for my creativity.“ When the couple relocated to the Hudson Valley, Dzierlenga launched her company, F+U, in Salt Point, designing heirloom furniture made from sustainable, hand-milled, locally sourced woods. She’s a member of Los Angeles-based Box Collective and New York’s WorkOf group; her furniture is sold at Kaufmann Mercantile and the Fair Design Showroom at the New York Design Center. “I called my company a ‘lady woodworking shindig,’” Dzierlenga says. “It is incredibly important to me that women feel welcome in this field. I always enjoyed the look of surprise on people’s faces when they discovered I was the designer and builder, rather than the accountant, but I think for many women these sorts of interactions have grown tiresome.

I make it a point to hire mostly women, and enjoy teaching the craft in an environment which is both environmentally and socially forward-thinking, and 100-percent free of bravado.”

—Anne Pyburn Craig DZIERLENGA.COM @dzierlenga 46

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C.G. Stone, inC C G R E G O RY S T O N E . C O M

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| SUMMER 2020 • 4 7

SPON S O RED HOUSE FEAT U RE

ROMANTIC REFUGE A VINTAGE-LOVING COUPLE CRAFTS A HOME IN WOODSTOCK.

PRESENTED BY

By Ashleigh Lovelace

I

met Carl in his ‘I’m done’ phase,” says Carlos Pagel of his husband, Carl Morton. In 1996, Pagel, a native of Sao Paolo who was working as a Pilates instructor in New York City, met Morton the day before he retired as president of the Japanese fashion brand Matsuda. Turns out, it was the perfect time to start a life together. The couple bonded over their mutual love of all things vintage, and even started an antiquing business of their own, Le Petit Grandiose.

Surprisingly, the couple’s Woodstock house is of recent construction, rather than an antique. That’s because the couple’s previous house, a circa-1669 stone house in Rosendale rumored to be a stop on the Underground Railroad, required too much upkeep. So in 2011, they designed and built their own house and gave their new home a vintage decor.

The two-bedroom, 2.5-bathroom, 2,000-square-foot countryside refuge is tucked away on Glasco Turnpike on a quiet, wooded 1.5-acre property with a stream running through it. “When we first saw the land, we fell in love with all the trees and the water,” Pagel says. The property is sited next to a 150-acre parcel that is mostly wooded. “It’s like living in a tree house,” he says. “During the summer you can hear the music over at Levon Helm Studios,” 48

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which is located on the other side of the woods.

Every aspect of the farmhouse and grounds has been carefully curated. Forsythia and heady, fragrant, creeping thyme line the driveway. A path of bluestone bedrock, carefully unearthed to show its striations, leads to a grand wraparound porch designed for enjoying meals al fresco. On both sides of the front steps, Pagel has planted rose bushes and ornamental pear and crabapple trees, sourced along with numerous other plantings from Adams Fairacre Farms.

Inside, radiant-heated pine flooring, complemented by white walls, brings a lightness to the main floor. On the right side of the entryway is a powder room featuring wallpaper with a romantic black-and-white bird motif that Pagel tracked down after seeing it in Elle Decor. A staircase on the left side of the entryway leads to both the second floor and the lower level.

Just beyond the staircase is the living room. On the left side, a built-in bookcase runs floor-to-ceiling, containing a cabinet that hides an efficient electric mini split. In the center of the room, a buttery cognac Chesterfield couch, bought 20 years ago from E.J. Audi in Manhattan, sits opposite a small lilac velvet chair the couple scooped up for $5 at the local Aid Tibet Thrift Store. On the right side

Above: The staircase landing provides light, architectural interest, and a comfortable place to rest.

Opposite, from top: The living room’s decor is an inviting combination of vintage, modern, and Catskills styles; the kitchen’s modern touches come from high-powered luxury appliances.

upstate HOUSE

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of the room, a large stone fireplace in mixed grays and browns brings the eye up to the vaulted ceiling and an iron chandelier from Restoration Hardware, which can also be viewed from the second-floor landing. The fireplace’s ash-hued mantel is made from an antique barn beam found by the builder.

Directly behind the living room on the L-shaped main floor is the kitchen, where a dining table is surrounded on two sides by French doors leading to the porch and letting in natural light.

The semi-open kitchen is decked out with clean white tiling and cabinetry. Inset into the white marble countertop is a large white farmhouse sink beneath a window overlooking the back porch and the woods beyond. On the opposite wall are a stainless-steel Wolfe range and a Sub Zero refrigerator clad in white facing to match the cabinets. A third set of French doors next to the refrigerator leads to the other side of the porch.

Upstairs are two bedrooms and a full bathroom. The simple master bedroom is lined in a lavender- and gray-striped wallpaper from Wallpaper Direct. Hanging here is a whimsical chandelier from Shabby Chic by Rachel Ashwell. The master bathroom walls are lined in a combination of white subway tile and a striking white and gold starburst wallpaper from Farrow & Ball. A window next to the white subway tile-faced bathtub and a skylight above let in the bright southwest light, which reflects off the white marble vanity opposite.

On the lower level is the guest room, with one wall lined with 1930s lilac wallpaper. A queen-sized bed sits beneath a pair of vintage porcelain sconces, decorated with small roses, from FedOn Lights in Saugerties. Nearby is a full bathroom, featuring a shower stall lined with white hex tiles and a white marble vanity.

A compact laundry closet offers a Bosch washing machine and dryer, sink, and workspace.

A set of French doors leads from the lower level out to a screened-in sleeping porch, where the couple likes to spend hot summer nights. Outside the sleeping porch is a profusion of flowers—including sprays of daffodils, rhododendron, and mountain laurel—tucked among large bluestone rocks arranged elegantly into the land’s natural slope. Just beyond, a wooden bridge traverses a gurgling stream and leads into the woods, where the couple has crafted a meandering stone path beneath the close-set pines. The path, well worn by the couple and their small dogs, Monty and Daisy, leads past a small garden featuring two whimsical sculptures created by Morton: a propeller from an old Constellation airplane he found in Tucson, Arizona, projecting vertically into the air, and an orb molded from antique wooden barrels’ iron bands.

Further along the path is a vintage wrought-iron gate found at Zaborski Emporium in Kingston and installed into an existing stone wall. Beyond the gate, the path continues along the stream and then winds past the detached two-car garage to the right side of the house. The garage is outfitted with mismatched vintage windows and glass doorknobs, also from Zaborski. On the upper floor of the garage is Morton’s office and the home base of the couple’s antique business, which they started in part because, as Pagel happily admits, “We never throw anything out.”

From top: Mirrors along one wall of the bedroom amplify the abundant light; the lower level is finished in the same style and quality as the spaces upstairs, making for a seamless transition to the guest area; the wrap-around porch offers an al fresco dining setting.

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ON TH E COVER

upstate

REAL ESTATE LISTINGS

Houses | Land | Property | Brokers

1855 Glasco Turnpike Woodstock, NY 12498-9999 $ 7 7 5 ,0 0 0 Listed by Laurie E. Ylvisaker Associate R.E. Broker Coldwell Banker Village Green Realty

(845) 901-6129 (cell) lylvisaker@gmail.com villagegreenrealty.com/laurie 11-13 Mill Hill Rd, Woodstock, NY

Photo: Roy Gumpel

PRESENTED BY

T

his almost new, immaculate, contemporary farmhouse was designed to allow the Catskills’ pure and lovely country light to shine through its many windows. Here, the outside is always inside! From the main living area, the wrap-around porch can be accessed. The walk-out ground-level terrace faces the garden and a stream with a fanciful, arched bridge leading into the woods. The lovingly tended landscaping is coming alive with blooms! There are wonderfully whimsical trails winding through the woods to a little meadow, all of which are surrounded by large acreage ensuring nature, peace, and privacy. As it’s said, “a picture says a thousand words,” and it’s safe to say that the photographs here convey much of the pristine home’s atmosphere. You’ll love the twostory living area with the second-story landing opening to the bold fireplace wall and the room below. The open living and dining spaces flow around to the prettiest cook’s kitchen, blending luxury and function. And there are three French doors that open to the porch for fresh air and views that are sure to enhance both casual conversation and dining. An inviting large family room and/or third bedroom with full bath are included on the lower level, privately set off from the two other floors. This level offers an ideal space for amusement and relaxation complete with its own propane fireplace for warmth and atmosphere. There are many windows and a sliding door leads out to the terrace, and the garden and stream beyond. Here you’ll also find a terrific laundry area—who ever praises a laundry area?! But ’tis true. Every detail in this contemporary country home, packed with stylish, quality custom finishes, will enhance your Woodstock lifestyle. It’s just five minutes drive to the village, shopping, restaurants, and galleries. The home was designed using energy-efficient construction practices. The heating is radiant propane and the hot water is instant, on-demand. Appliances are top of the line, including a Sub Zero refrigerator, Wolf range, and Bosch dishwasher.

The A/C consists of three split units, which cool the entire house. upstate HOUSE

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upstate HOUSE

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GeorGe T. Whalen real esTaTe • ES TA B LI S H ED 1925 •

ELEGANT COUNTRY COLONIAL A beautiful home, crafted with fine materials on 11+ acres CUSTOM BUILT COUNTRY ESTATE Breathtaking, totally private, entertainer’s dream in sought-after in the Millbrook Estate area. Private, serene setting with long driveway, tennis court & Gunite Millbrook, NY. 5 BRs, 6.5 baths, chef’s kitchen, elevator, wine cellar, heated Gunite pool with spa, pool. Stylish design, light filled rooms, high ceilings, 3 fireplaces & 4 BRs, each with full baths. tennis court…too much luxury to list! 5000 sq. ft., 3 story barn w/well, septic & electric. 90 mins 90 mins from NYC & mins to Village of Millbrook. Offered at $1,895,000 from NYC or an hour from Greenwich & White Plains. Absolutely extraordinary listing! Offered at

MODERN ELEGANCE IN THE VILLAGE OF MILLBROOK

Stunning, completely renovated home

$3,495,000

ONE-OF-A-KIND CONVERSION 4 BR,of3.5 home constructed in a on Maple Ave. on1800’S one ofBARN the finest lots in theStunning, Village. State thebath art kitchen, fabulous hard three-story bank barn with materials sourced from original barn or repurposed materials found wood floors, LR w/FP and French doors to bluestone patio. Lovely level parcel with brand new, locally. Numerous enchanting details, including hand-hewn beams, early pine & chestnut doors, magnificent pool house and in-ground pool. Excellent choice for entertaining family & friends. period lighting fixtures, fabulous 19th century wide plank flooring, beamed ceilings, French doors, Offered at $1,395,000 custom built-ins & stone walls. A stunning must-see! Offered at $970,000

HILLTOP COUNTRY Well-designed home on private 13+ views, HILLTOP CAPE CODRETREAT WITH PANORAMIC VIEWS Perfectly sitedacre for parcel privacyw/lovely on 13.3 acresopen w/ floor plan, great room w20’ & fieldstone FP. Swimming pool area w/fabulous western views gated entry.

Classic style ceiling w/rocking chair front porch. Solar powered w/battery back-up of the Catskill Lovely plantings, stone walls paths. Detached garage ceilings, & workshop w/large generator for Mtns. energy savings.

In-ground pool,& central air, cathedral wide board1 BR apt. on the 2nd floor. storage suite. barn. Great commuters’ location, to TSP and Village flooring throughout.

1st Large floor master Millbrook Schools.

Offeredminutes at $795,000

PRIVATE WOODLAND CONTEMPORARY Stylish cedar sided floor plan, on 11.6 TWO STORY VILLAGE OF MILLBROOK HOME Early home stuccow/open home,concept filled with character & acres in4scenic areabaths, of Dutchess County.

Beautifully equipped living room w/soaring ceiling, charm.

BRs, 1.5 HW floors, LR w/FP, formal dining,kitchen, family room, & eat-in kit. New high fireplace, and wall ofand windows abundant light & picturesque outdoor Private views. 1st flooryard master efficiency furnace waterproviding heater. Oversized 2 car detached garage. back w/ suite w/luxurious bath and 2 walk-in closets.

Expansive deck w/awning for outside enjoyment.

Perfect flag stone patio, privacy hedges & raised garden beds. Offered at $349,000

of Millbrook. Offered at $799,000

setting for weekend escapes or for full time residency. Offered at $599,000

MILLBROOK VILLAGE CAPE COD a short walk3.1 to acre the center of the Village IMMACULATE SINGLE STORY HOME &Just SMALL FARM property in the TownofofMillbrook Amenia.

Pristine, move-in-ready BR home offers level beautiful living withwood centralfloors, air andlovely hardwood is this charming Cape 3Cod, with that 3 BRs, 2.5one baths, front floors. porch Park-like grounds w/open meadows, stone walls2&car flower beds, mature barn and several & stone patio overlooking private backyard. attached garageplantings, w/walk-up storage area. other outbuildings. $325,000 Finished basementOffered w/halfatbath.

Offered at $349,000

CLINTON CORNERS FARMHOUSE Wonderful country home curb updated appeal. over Well BEAUTIFUL BRICK RANCH Well maintained Pleasant Valley single levelw/great ranch, nicely the years. LRw/3 w/FP,BRs, formal kit w/granite & stainless steel,LR sunw/brick room w/loads of FR light.

Newly maintained, 2.5DR, baths, Kit w/custom cabinetry, fireplace, w/wood painted throughoutbeams w/gleaming HW alcove. floors. Park-like yard w/stone patio & beautiful in-ground pool, floors, exposed & study Bright studio/office.

French doors to brick patio. landscaped at $310,000 Lovely lawnfor & privacy. gardens.Offered Convenient to Millbrook & Rhinebeck areas. Offered at $295,000

845-677-5076 • 3269 Franklin Ave. Millbrook, NY 12545 • GTWhalen.com 54

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online at upstatehouse.com

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Hudson Valley Properties Millbrook Real Estate Serving All Counties in the Mid-Hudson Valley

$9,995,000 | Millbrook | Impeccable Location Original part of this 5 bedroom, 8+ bath house dates back to Civil War. Living room with double fireplaces and dining room for entertaining. Principle en suite with fireplace, 2 walk-in closets and 2 baths. Guest wing has 2 bedrooms, 2 baths and sitting area. Third floor has entertaining space and 2 baths. Tennis, basketball courts, pool and approximately 100 acres. MLS#381913. George Langa | m: 845.242.6314 | o: 845.677.3525

$3,950,000 | Washington | Linden Hill Georgian colonial home, centrally located and beautifully sited in the countryside, yet minutes to the Village of Millbrook, has taken on a stunning renovation. Country dine-in kitchen with fireplace, library with dual fireplace. Master wing accompanied by 4 additional bedrooms, guest wing and gym. Pool, tennis court. Privately set on 30 acres. MLS#385321. George Langa | m: 845.242.6314 | o: 845.677.3525

$2,995,000 | North East | Pleasant View Farm One of the most iconic farms of Dutchess County. Beautiful setting on 260 acres with 360° views. Create your own estate or continue the farming tradition. Main house and farm buildings set back from quiet road. Large pond, gently sloping land, magnificent mountain views; land protected by conservation easements. 10 minutes from Mashomack. MLS#375610. George Langa | m: 845.242.6314 | o: 845.677.3525

$2,220,000 | Philipstown | Stunning One-of-A-Kind Village Home Superior craftsmanship throughout. Chef’s kitchen, 10x7 bluestone island. Expansive living space with granite floor-to-ceiling fireplace. Patio with outdoor kitchen, stone fire pit and hot tub. Master suite + 3 bedroom/bath suites, guest bedroom and bath on first floor. Exercise room. 2.5-car garage with tiled dog/mud bath, detached shed/studio. MLS#389895 | 96034474. Ralph Fleming | m: 914.319.7046

$759,900 | Newburgh | Exquisite Balmville Colonial Stunning views of the Hudson River and surrounding mountains.

Built in 2009, 4 bedrooms, 4,216 sq.ft., 1.65 acres, master bedroom suite on first level, en suite, 3-car garage, walk-out basement, beautiful open floor plan perfect for entertaining.

Easy commute to NYC, minutes to Beacon Metro-North train.

Visit www.5PinnacleBlvd.com for virtual tour and more.

MLS#6016505. Mary Boyer | Tina Townsend | m: 917.362.5757

$649,900 | Fishkill | Maurerbrook Neighborhood Stunning contemporary colonial home. Beautifully maintained 3 bedrooms with bonus room home, 2 full and 2 1/2 baths, 2-sided fireplace, large eat-in kitchen. A 3-car garage and finished walk-out basement offer more room for expanded living and storage. Situated on almost an acre of unique, parklike property.

Conveniently located close to all amenities and I-84. Call for more details. MLS#390142. Angela Ingham | m: 845.416.3845

$649,000 | Poughkeepsie | Live Work Play Completely renovated home. Kitchen with stainless appliances, granite counters and lots of cabinets. Master with beamed ceiling, spa bath with rain head shower and soaking tub. Thoughtful balance of casual and formal spaces, hardwood floors throughout.

Home office and exercise room. Mahogany deck, inground pool and landscaped yard. 3-car garage. Near medical facilities, mass transit. MLS#389406. Tina Vaitkus | m: 845.913.5707 | o: 845.905.8791

$550,000 | Kingston | Water View Rare offering situated on pretty cul-de-sac street with one acre and spectacular views of the Rondout Creek. Grand c.1890 beauty has 12 ft. pressed tin ceilings, 3,673 sq.ft., 4 bedrooms, 3 baths, with a legal third floor accessory apartment. Large yard offers plenty of space and sun for a garden or small fruit orchard.

Minutes to Kingston waterfront district, Kingston Point Park and the Hudson River. Tecia Poulas | m: 917.703.4019 | o: 845.687.0232

$539,900 | T/Poughkeepsie | Hamlet of New Hamburg A rare opportunity to own a piece of iconic Hudson Valley landscape. Sweeping Hudson River views aplenty. Meticulously renovated home a stone’s throw away from the train station and yacht club. Open floor plan offers large kitchen, living room, dining room, 3 bedrooms. Plenty of outdoor space with privacy and 2-car detached garage. Relax on the porch and enjoy the gorgeous vistas. MLS#389521. Angela Ingham | m: 845.416.3845

$449,900 | T/Poughkeepsie | Hamlet of New Hamburg Too many updates to list! Renovated home near train and yacht club. Spacious first floor features large kitchen with natural stone counters, stainless appliances. Original detailing enhances this home’s charm. Living room, dining room and 4 bedrooms. Dual staircases and sitting area. Real yard with this corner homesite.

Detached garage. Magnificent river views. Minutes to train; 90 minutes from NYC. MLS#389522. Angela Ingham | m: 845.416.3845 upstate HOUSE

BHHSHUDSONVALLEY.COM | Corporate Office 1100 Route 55, LaGrangeville NY 12540

| SUMMER 2020 • 5 5

GRAND CATSKILL VIEWS WITH SPORTMAN’S CABIN Rare opportunity to own a 40-acre private property with one of the most extraordinary panoramic views of the entire Catskill Mountain range from an attractive off-the-grid solar sportsman’s cabin surrounded by hundreds of wooded acres and accessed by a half-mile artfully curved private road. There are multiple locations where an exceptional residence can be built with views of a lifetime, unhindered by modern intrusions… $795,000.

BIG FAMILY FARMHOUSE AND BARN ON A COUNTRY ROAD IN HILLSDALE Built around 1900, with later renovations, this roomy six-bedroom home is waiting for its next chapter. Facing a long sweeping view, the heart of the ground floor is an open living/dining/family area with fireplace. Set on 19 acres on a quiet dead-end lane, property includes an inground pool and a separate buildable lot with tennis court. Just minutes to the Berkshires and Hudson… $595,000

VAN RENSSELAER LOWER MANOR HOUSE Descendents from this historic family have owned this remarkable house for over 300 years. Built in stages, the rear stone section was built c. 1685-1715, while the front dates from the late 18th century. Two front parlors have finely carved mantels and other period details abound. Currently a three-family residence, with an 1825 barn, there is great potential for restoration or income, just five minutes to Hudson. Listed on the National Register.

On 1.8 acres… $450,000, or with 62 acres… $595,000 56

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online at upstatehouse.com

GALLERIST’S PLACE Elegant gallery space with two-floor residence above, built in 1892 with oriel windows overlooking Warren Street in the heart of Hudson. Queen Anne architectural beauty has original details, open live/work spaces, four bedrooms and lush private rear garden… $1,250,000

CITY HOUSE AND GARDENS Discover a quiet retreat in a beautifully renovated 19th century Hudson townhouse with a private, lush garden that is only a few blocks from shops, restaurants and galleries. This turn-key three bedroom house has charming details, high ceilings, wood floors, great kitchen and baths, and offers light open spaces, fabulous screened porch, new systems and off-street parking on a quiet residential street… $665,000

BRICK FEDERAL ON WARREN In the heart of Hudson's Warren Street, this elegant side-hall brick townhouse has spacious bright rooms offering great versatility as a live-in and work space.

Ideal for gallery, shop, restaurant, or professional offices plus studio apartment on the ground floor with charming apartment above, or the whole building could again be a very elegant private residence. Enclosed back garden and off-street parking… $995,000

STYLISH RENO Now an elegant Hudson two-family residence.

Owner's home on second floor has vaulted ceiling in kitchen Handsome first floor apartment provides income. Both units have decks that lead to the large fenced back yard. All new systems, metal roof, cedar siding and structural work was done… $659,000

CONTEMPORARY WITH POND Nestled on three private park-like acres with wonderful swimming pond, this creative country home has a designer cook’s kitchen and great room with vaulted ceiling and tall stone fireplace.

Two bedrooms and handsome bath complete the first floor. Upstairs, an interior balcony views the living area and leads to a private master bedroom suite with stunning shower. Large deck overlooks pond and grounds on a quiet dead-end lane… $495,000

HUDSON AFFORDABLE STYLE On a quiet one-way side street, a block from Warren, these separate, adjacent side hall three-bedroom townhouses have been beautifully renovated and have an impressive history of airbnb rental. Why rent when you can own a place to get away. Spacious rooms, new kitchens and baths, rear porches, and no work to do. Just around the corner from some of the best restaurants, coffee shops, and interesting stores in Hudson… $375,000 EACH

ST YLISH HOME W/STUDIO

Totally renovated, this one story Rhinebeck home is perfection w/

A HEATED INGROUND POOL

is the center for summer fun @ this 3 BR, 3 bath, 2710 SF Rhinebeck

On a quiet street close to schools & parks & walkable to the village

room, great K w/quartz counters, 1st floor MBR suite, FR, DR, & a 29

DR/LR, a wood burning FPL, first floor MBR & bath, & a totally

an incredibly custom K & bath, vaulted ceilings, skylights, a stone

Contemporary. 2.58 acres adjoins protected lands. There’s a vaulted great

huge trees. Close to Omega. Separate studio. $399,000.

ft. deck. Here’s the perfect retreat! $489,900.

fireplace, & is surrounded by 8.76 gorgeous acres w/expansive lawns &

RHINEBECK VILLAGE

center, this 3 BR, 3 bath Cape is a special home. There’s an open K/ separate legal 1 BR apt for family or income. $479,000.

PAUL H A LLENBE CK R E A L E S TAT E , I N C .

W/DRAMATIC CATSKILL VIEWS,

this 3866 SF Red Hook Contemporary has walls of glass & wonderful

light, large, & open spaces, CA, a FPL, a huge MBR suite, a studio,

6 3 7 0 M I LL S T R E E T • R H I N E B E C K , N EW YO R K • 1 2 5 7 2 P H O N E : 8 4 5 - 8 7 6 - 1 6 6 0 • FAX : 8 4 5 - 8 7 6 - 5 9 5 1

+ there are 850 SF of decking, perfect for enjoying the sunsets. 3.86 private acres. Impeccable condition. $719,000.

11.69 ACRES W/POND ACCESS

THIS COUNTRY COTTAGE is a gem w/oak floors everywhere, a brick fireplace, a great EIK, 2 bedrooms, a tiled bath, heated, glassed porch, an attached 2 car garage, a small barn, plus 1.17 easy to maintain acres w/distance MT. views. So perfect! $225,900.

IN A PRIVATE LAKE community, this Rhinebeck home is steps away from boating, swimming, & fishing.

What an ideal way to spend the summer!

Inside is a magnificent MBR suite, great EIK, DR, LR w/fireplace, den, + a large screened porch where you can relax. $399,000.

THIS 6 BR, 4.5 BATH executive home, at the end of a quiet cul-de-sac, is flooded w/light, has superb finishes, a great floor plan & can accommodate your family & guests. CA, FPL, incredible MBR suite, guest suite, chef ’s kitchen, gigantic 3 car garage w/a 40 ft. loft. $765,000.

32 ACRES, provides unusual privacy & calm & surrounds this expanded 4 BR, 2 bath, 1800s colonial. Here we have the best of old & new w/a granite K, walls of glass, vaulted ceilings, 2 FPLs, wide board floors, water fall views, & huge stone patios. 3 outbuilding, too! $599,900.

ABSOLUTE LUXURY, is yours at this fantastic Rhinebeck Colonial.

Surrounded by 24 acres & walkable to Amtrak & the Hudson there is complete privacy here.

6 BRs, 6.5 baths, chef ’s K w/a massive island, 900 SF MBR suite, 4 FPLs, guest house, & a lavish saltwater pool. $1,495,000.

TIME TO BUILD? This 6.2 acre hill top parcel in Red Hook is exceptional & very special because there are incredible panoramic Catskill Mt. views, & views over the valley, the driveway is in, & this lot is BOHA so you can move ahead quickly.

YES! $179,900.

STARTING OUT can be hard, but why rent when you can buy this brand new energy efficient manufactured home in Rhinebeck? Here there are two MBR suites, an open LR/ DR/K, a gas range, & laundry hookups.

Location is on a dead-end street walkable to Rhinebeck Village. $69,900.

IN RED HOOK, this 4 BR, 2.5 bath Colonial is open & bright, has a great EIK, DR, LR, FR w/ FPL, a wonderful huge MBR suite w/a great walk-in-closet, spa bath, & balcony.

There’s CA, a walk out basement, attached garage, & the 6.26 acres ensures privacy.

WOW! $525,000.

JUST LISTED, this 3 BR, 2.5 bath Red Hook one story home is the perfect retirement home or home for your family. Here all living spaces are on 1 floor: fabulous granite K w/walk in pantry, laundry, large LR w/ FPL, DR, MBR suite. CA, oak floors, almost an acre. $389,000.

overlooks meadows w/scenic views in all directions. It is beautiful, quiet, & tranquil here, so special! Inside, 2270 SF includes a large LR & FR, a sky lit K, separate DR, MBR suite, & office. There are polished oak floors, a FPL, & a 50 ft. deck. $439,000.

2.2 ACRES IN RHINEBECK VILLAGE creates an estate-like setting for this 5 BR, 4 bath, 3952 SF 1865

Colonial. Here vintage charm & modern conveniences create a home

to love w/a grand entrance, granite K w/island, DR, library w/FPL, MBR suite, & bay windows. Stone walls, 3 car garage. $1,125,000.

w w w. h a l l e n b e c k r e a l e s t a t e . c o m • i n f o @ h a l l e n b e c k r e a l e s t a t e . c o m

WHERE EXPERIENCE AND HARD WORK MAKE A BIG DIFFERENCE

upstate HOUSE

| SUMMER 2020 • 5 7

w w w.l a w r e n c e o t o o l e r e a l t y.c o m

76 Mill Hill Rd. Woodstock, NY 12498

845-684-0304

30 John Street (Corner of Fair Street) Kingston, NY 12401

845-338-5832

Our Presence in New York City Gives Us An Edge

We have a real and strong presence in New York City that sets us apart from other agencies here in the Catskills and Hudson Valley, with our agents working in Queens and the Bronx in addition to both Manhattan and Brooklyn.

WOODSTOCK – This 4-bed, 3-bath home, almost 3,000 SF home on 2 acres in one of Woodstock’s most desirable locations, is perfect for a weekender or full-time resident. Stunningly constructed with handcra�ted woodwork in a private setting. Heated pool, hot tub, grill and fire pit, game room and home o�fice space are just a few of this home’s wonderful features. Among the best Woodstock has to o�fer. $875,000 .

WOODSTOCK –4-bed, 2.5-bath uniquely historic Woodstock village home is the 1790 Hasbrouck House built

by Judge Jonathan Hasbrouck, the first judge of Ulster County, as a summer residence. The bluestone-constructed structure sits on over an acre and enjoys a privacy that is rare for Woodstock village. With a finished basement and attic, the Hasbrouck House would be approximately 5,000 square feet. This property is a onetime-only opportunity for the discerning buyer. $1,120,000.

SAUGERTIES– Bring your business here! Unique opportunity for many possible uses. 3,000 SF large open space plus additional o�fices, entrance, reception and half bath. 2nd �loor has 1 bed apartment with separate entrance, full bath and large unfinished storage area. Also includes a 3 bed, 1 bath, single family home presently rented for $1,850./mo. $689,000.

SAUGERTIES–3-bed, 2.5-bath spacious mid-70’s contemporary on 10 acres. Spacious home with vaulted ceilings & picture windows, & full basement.

Includes a separate 2-story for possible artist studio, professional space, gym, or in-law apt. 10 mins to the villages of Woodstock or Saugerties. $449,000.

CRAGSMOOR–Secluded 3-bed, 2-bath 3-�loor contemporary with stunning & expansive Catskill mountain and valley views on 3 levels. Central vacuum, full house generator, alarm system, basement with workshop area. A great country retreat for weekends or enjoy as a year-round home. 1 hour and 45 minutes to the GWB. $475,000.

WALLKILL–4-bed 3.5-bath custom colonial on nearly 8 acres in area known for spectacular Shawangunk Ridge views less than 70 mi. from NYC. Interior features include vaulted ceilings & skylights in the kitchen & master suite, bluestone fireplace in the living room & a unique wall of glass in the cook’s kitchen. 4 mi. to Gardiner, 10 mi. to New Paltz. $624,000.

KINGSTON–This 5-bed, 3-bath 3,000 SF Victorian could be your castle! Located near Uptown Kingston and the historic and hip Stockade District, this is a stand-out, environmentally-conscious structure, with an elegant exterior reminiscent of Victorian architecture. An exceptional home in an exceptional location, in move-in condition. $475,000.

WOODSTOCK– Walk to everything! Lovely Woodstock village property right on Tannery Brook.

TWO adorable cottages - a 2-bed with a living room & great room with high ceilings, and also a 2-story 1-bed, with a separate entrance to a studio/o�fice with its own half bath - would make excellent vacation rentals or live/rent. $499,000.

SHANDAKEN– What more could anyone want as a country and ski retreat than this cedar-sided 4-bed 2-bath chalet-type charmer on 5 private acres in Big Indian with its own stream and little waterfalls. Next to Slide Mountain, down the road to Bellayre. Enjoy its 2 fireplaces and rustic European details. Comes completely furnished and equipped. $415,000.

CRAGSMOOR:– Magnificent Mountain Getaway only 90 minutes from the GWB. 3-bed, 3-bath contemporary on 4 acres surrounded on two sides by the 5,000 acre Sams Point Preserve. Thoughtfully designed and built for enjoyment and sensibility to accommodate both larger groups and smaller, more intimate get-togethers. $545,000.

WALLKILL – Nestled privately in its own 8.5-acre wooded setting, this estate-like owner-built home fully functional on two levels, with nearly 5,000 SF of usable spaces, presents a rare opportunity for an extended family or two buyers simply liking the idea of living together. Both �loors feature top-of-the-line kitchens and bathrooms with ceiling heights ranging from 10 to 16 feet and sharing 19 radiant heating zones. Just one hour to the George Washington Bridge! $895,000.

5 8 • online at upstatehouse.com

SAUGERTIES –Dreaming about a big old rambling house for family and friends, a thriving hospitality business, or both? Rich with history and character, this 6-bed, 6.5-bath Victorian home has most recently been a successful bed & breakfast, boasting a Gourmet kitchen which opens out into a spacious back yard with lush grounds and mountain views. Moments to the amenities of Saugerties Village, where the Esopus Creek meets the Hudson River and the equestrian meets the nautical. ‘Move in Ready’ with fantastic potential for cash �low. $1,200,000.

INTRODUCING HUGHENDEN WOODS — A WOODSTOCK ESTATE

HALTER ASSOCIATES REALTY: THE SHORTEST DISTANCE BETWEEN LISTED AND SOLD!

There is only one Woodstock, and there is only one Hughenden Woods. Whatever your needs, this gracious estate is likely to meet or exceed them. Create the ultimate family compound, exclusive corporate getaway or artists retreat. The three stunning homes and a premiere sports complex total 10 bedrooms and 10 baths, indoor and outdoor tennis courts, indoor POOLpools and a club style bar and lounge—all spread across 23-plus acres comprised POOL and outdoor Olympic size swimming of 5 private, wooded parcels with mountain and valley views. This incomparable property has many elegant details at every turn.

Offered at $3.999m Contact Peter Cantine for more details at petercantine@gmail.com or (845) 532-7119

WOODSTOCK

$1,680,000

WOODSTOCK

$1,399,000

WOODSTOCK

$1,250,000

WOODSTOCK

$599,000

WOODSTOCK

$598,000

WOODSTOCK

$559,000

HALTER ASSOCIATES REALTY: THE SHORTEST DISTANCE BETWEEN LISTED AND SOLD!

SAUGERTIES

$359,000

$230,000

SAUGERTIES

$145,000

HUGUENOT

VIRTUAL SERVICES

FOR BUYERS...

FOR SELLERS...

Our primary goal in these difficult times is to keep all of our clients, agents and staff safe and healthy.

Working within the new legal regulations and safety advice, and utilizing the latest tech, we are providing the following services virtually:

• Virtual Agent Meetings • Virtual Showings • Virtual Review of Home Inspection Report • Virtual Lender Meetings • Virtual Area Tour

• Virtual Listing and Marketing Presentation • Virtual Open Houses • 360 Virtual Tours • Pre-sign Docs for Virtual Closings

WOODSTOCK

MARBLETOWN

$1,777,000 KERHONKSEN

$659,000

SAUGERTIES

$1,100,000

$649,000

GLENFORD

KERHONKSEN

$1,100,000

$549,900

$995,000

KERHONKSEN

WOODSTOCK

$499,000

www.halterassociatesrealty.com www.halterassociatesrealty.com Woodstock NY Office Woodstock NY Office 3257 Rt 212, Woodstock, NY 12409 3257 Rt 212, Woodstock, NY 12409 [P] 845 679-2010 [P] 845 679-2010

Kingston NY Office Kingston NY Office 89 N Front St, Kingston, NY 12401 89 N Front St, Kingston, NY 12401 [P] 845 331-3110 [P] 845 331-3110

upstate HOUSE

| SUMMER 2020 • 59

ELLEN HILBURG 914.772.5858 eh.river@verizon.net

Specializing in mid-century modern and contemporary homes from lower Westchester to Columbia County. midcenturymodernhudsonvalley.com

IMAGINE TheYOUR TimeFIREWOOD is Right SHED

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Ghent Country Compound

$1,495,000

Country estate offering the best of everything. An 18 acre compound, fully fenced and gated for complete privacy and quiet with not another neighbor in sight.

In Ghent NY, 1820s 3 BR/2.5 BA farmhouse with two stone fireplaces, expanded in 2012. Custom designed entertainer’s kitchen withzinc topped island, granite sink & counter tops. New windows, solar, 5-zone high-efficiency heating, wood stove, double steam shower, heated stone walkway & gunite pool, barn, greenhouse, stone BBQ patio, and gardens.

❚ David Ludwig 917.365.1894

Rhinecliff Luxury Retreat

$1,549,000

Move-in ready country retreat, contemporary 3 BR/2.5 BA home on quiet, no outlet street. Gated entry to main residence, finished art studio/home office and swimming pool. The bluestone patio has a propane fire pit and there is even a bocce court!

Handsome dark grey board & batten siding & stone detailing. Large foyer & kitchen, lots of casual eating space, sitting area with fireplace, updated main floor master suite, new luxury master bath, formal dining, lower level game room.

Space to breathe.

Land to roam.

Gardens to grow.

Fantasies become realities on garydimauro.com.

❚ Rachel Hyman-Rouse 917.686.4906

Modern Deck House

$630,000

Built in 1986 incorporating many Deck House midcentury design elements, recently updated 3 BR/2 BA home with new roof, sun decks, oak floors, huge kitchen, central A/C & generator. Master with ensuite bath, jet tub & outdoor shower. Sunken living room with brick fireplace & west-facing glass wall looking upon open meadow, trails, sunsets & distant mountain peaks. 22.9 acres town approved for 3 additional building lots with town water. A peaceful retreat just minutes from Hudson.

❚ David Ludwig 917.365.1894

Germantown Farmhouse

$895,000

Fully renovated 4 BR/2 BA farmhouse in Germantown NY. High-end appliances & fixtures, thermal windows, new electric, plumbing. Back porch with waterfall views. Formal sitting room with fireplace, sitting room with wood stove, dining room, eat-in kitchen, master with vaulted ceiling & exposed beams. Beautifully landscaped with inground heated saltwater pool & pool house.

❚ Rachel Hyman-Rouse 917.686.4906

Paradise Found

$3,490,000 Stylish Rhinebeck Farmhouse

Exquisite 1860s manor on 56 park-like acres in Ghent NY with 8 acre pond, guest house, pristine barns, and pastures. 4,900 sf, 5 BR/4.5 BA home—grand proportions meet comfortable elegance. Formal dining room, library, game room, chef’s kitchen, back terrace, porches, gym, formal gardens. Technologically updated for easily conducted business, turnkey, including a property manager.

❚ Pamela Belfor 917.734.7142

$950,000

Custom-built 3 BR/3.5 BA Colonial-style farmhouse in Rhinebeck NY. Contemporary finishes with organic materials, high ceilings, bluestone fireplace, sliding barn doors. Open main floor with powder room & mud room. Second floor master with ensuite bath & private deck. Finished lower level with full bath. Covered back deck. 6.3 acres of cleared & wooded land, garden & firepit.

Tivoli NY • Hudson NY • Catskill NY Rhinebeck NY • Kingston NY (Summer 2020)

❚ Lillian Lin 917.270.9336

505 Prospect Street, Hudson

$549,900

Completely renovated 3 BR/2.5 BA on tree-lined street in Hudson. Move-in ready, front porch.

This historic yet modern home has original wood floors, high ceilings & lots of light! Open floor plan, gourmet kitchen. West-facing glass doors, fenced yard. Upstairs master bedroom with ensuite bath. Dry basement, central A/C, all new mechanical systems.

❚ Martin Salerno 917.734.8161

garydimauro.com upstate HOUSE

| SUMMER 2020 • 61

INDEX O F ADVERT IS ERS INDEX O F A DVERTI S E R S Adirondack Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

CWB Architects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Marigold Home Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Alan Weaver Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Darmstadt Overhead Doors . . . . . . . . . . . . . . . . . . . . . . . . 42

Mid Hudson Home Inspectors LLC . . . . . . . . . . . . . . . . . . 29

Alfandre Architecture, PC . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Denise Gianna Designs . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

Murray Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Architecture + Construction, PLLC / A+C . . . . . . . . . . . . . 7

Dirty Girls Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

Paul Hallenbeck Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 57

Art Forms Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Edward Tuck Architect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Peggy Lampman Real Estate . . . . . . . . . . . . . . . . . . . . . . . . 56

Augustine Nursery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

EH Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60

Balzer and Tuck Architecture . . . . . . . . . . . . . . . . . . . . . . . 10

Exposures Gallery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Bare Furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Gary DiMauro . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61

Barker Hudson Real Estate . . . . . . . . . . . . Inside Back Cover

George T. Whalen Real Estate . . . . . . . . . . . . . . . . . . . . . . . 54

BarlisWedlick Architects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Glenn’s Sheds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60

Beaver Mountain Log Homes, Inc. . . . . . . . . . . . . . . . . . . . 26

Halter Associates Realty . . . . . . . . . . . . . . . . . . . . . . . . . 33, 59

Belgrove Appliance, Inc. . . . . . . . . . . . . . . . . . . . Back Cover

Hawthorne Valley Waldorf School . . . . . . . . . . . . . . . . . . . 29

Berkshire Hathaway HomeServices

Hudson River Valley Properties . . . . . . . . . . . . . . . . . . . . . 42

Hudson Valley Properties . . . . . . . . . . . . . . . . . . . . . . . . 55

Hudson Valley Home Source . . . . . . . . . . . . . . . . . . . . . . . 29

Cabinet Designers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Innovation Glass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

Phinney Design Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Pliskin Architecture PLLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Roman Professional Engineering / Roman Driveways . . 44 SASRE Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Sassafras Land Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Shay Builders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Stevens Property Management . . . . . . . . . . . . . . . . . . . . . 44 Stinemire Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Stone Ridge Electric Co., Inc. . . . . . . . . . . . . . . . . . . . . . . . 44

Catskills Yoga House . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Jeff Wilkinson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

Thomas Cooper Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

CG Stone Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

Kate Aubrey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Tradition at Red Hook . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

Coldwell Banker Village Green Realty . . . . . . . . . . . . . 52, 53

KD Environmental Consulting Services . . . . . . . . . . . . . . . 42

Wiedenkeller Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

Conklin Architecture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

L Browe Asphalt Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

William Wallace Construction . . . . . . . . . . . . . . . . . . . . . . . . 2

Coolabah Designs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Larson Architecture Works . . . . . . . . . . . . . . . . . . . . . . . . . 39

Williams Lumber

Country House Realty & Red Cottage Inc. . . . . . . . . . . . . . 1

Lawrence O’Toole Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . 58

MA P O F T H E REG IO N

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online at upstatehouse.com

& Home Center . . . . . . . . . . . . . Inside Front Cover, 22,23

AT H O M E I N T H E H U D S O N VA L L E Y

The Quarterly Magazine of Inspired Homes

It’s more important than ever to maintain the parts of our lives that feel normal, sane, and invigorating—like curling up on the couch with a good old-fashioned magazine.

Subscribe today Only $5 per single-issue OR $18 for a one year subscription! chronogrammedia.com/delivery upstate HOUSE

| SUMMER 2020 • 63

MY B ACK PO RCH

ALTHOUGH OUR NEW YORK CITY NEIGHBORS HAVE LITTLE RESPITE FROM BEING INDOORS DURING THE SHUTDOWN, WE IN THE HUDSON VALLEY ARE FORTUNATE TO BE ABLE TO WANDER OUTSIDE TO BUCOLIC BACKYARDS. WE ASKED OUR READERS TO SUPPLY IMAGES OF WHERE THEY GO TO CATCH A BREATH OF FRESH AIR, AND HERE ARE SOME OF OUR FAVORITES. FOR MORE READERS’ BACKYARDS, VISIT UPSTATEHOUSE.COM.

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online at upstatehouse.com

Porch views, clockwise from top, from: Ann Hutton, Stone Ridge; Julie O’Connor, New Paltz; and Dana Larson, Lanesville.

845-800-1345

Achieve balance.

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|

VACATION RENTALS

Historic Byrdcliffe House

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PROPERTY BROKERAGE

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|

WOODSTOCK BROKERAGE 948 RTE 28

PROPERTY MANAGEMENT

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