Haven Upstate New York | September 2025 by havenlifestyles

IT’S ALL IN THE DETAILS

In a kitchen renovation, the magic is in the moments you design—the right lighting in the right places, a row of glass-front cabinets that showcase your style, or the backsplash that makes you smile every time you walk in. These personal touches are what transform a kitchen into the heart of your home. Let us help you get it right.

• Timeless style

• Elevated finishes

• Effortless everyday function

Because luxury isn’t just how it looks—it’s how it works for your life.

Ready for a space that reflects your taste and your lifestyle?

Book your design consultation today and let’s create something beautiful.

4BR/4BTH. 4.5 magnificent Mastery of the Craft. It's Timeless.

$2,495,000

William Henry Chase House c1840. 4BR/4BTH. 4.5 magnificent acres, Claverack NY – on the ‘Gateway to Hudson’ $2,300,000. WEB #23567804.

Brookmere. Classic Country Soul

Cedar Hill. A Home for All Seasons.

4BR/3BTH. 18.5 magical acres. Harlemville, NY. $1,250,000.

Brookmere. Classic Country Soul

WEB# 23567836..

4BR/3BTH. 18.5 magical acres. Harlemville, NY. $1,250,000. WEB# 23567836..

Cedar Hill. A Home for All Seasons.

6BR/4.5BTH. 10 acres – Old Chatham NY. A graceful architectural masterwork. WEB# 23512114.

FROM NYC ROOTS TO HUDSON VALLEY VIBES

6BR/4.5BTH. 10 acres – Old Chatham NY. A graceful architectural masterwork. WEB# 23512114. Mastery of the Craft. It's Timeless.

VIBES

FROM NYC ROOTS TO HUDSON VALLEY

Consistent top producer in Historic, New, and MixedUse Properties. Whatever your dream, Nancy with her decades of experience, ethics, design sense, and mastery of negotiation will diligently guide you through an enjoyable real estate experience as you make one of your most important financial decisions.

ELEVATE YOUR HORIZON

Modern European Luxury New Construction in Warwick, NY

2 WARWICK ISLE BOULEVARD, PINE ISLAND, NY 10969

In a private enclave of just 33 homes (31 to be built), a new standard rises featuring energy-efficient systems for fossil fuel-free living. Using the latest technology for savings and comfort, this home is a story of purposeful living. Every choice supports a greener, calmer lifestyle and every room invites you to pause, reflect, and appreciate the moment.

The uniqueness of this home begins with its design and layout. The overall vision is open concept living with an abundance of hidden storage for the modern-day life. The primary en-suite sits on the first floor, a private, convenient retreat that places daily comfort at the core of everyday life. On the same floor, a guest room and full bathroom welcomes visitors with ease and privacy. Two additional guest rooms and a third full bath reside on the second floor offering flexible space for family, guests, or a growing household. The walkout basement is crafted with large windows and a rear sliding door, creating a seamless threshold between indoors and outdoors, inviting generous natural light to fill the space.

An enlarged covered deck extends the living area toward the horizon, providing a stage for morning coffee, afternoon sun, and evening gatherings while indulging in the mountain views. This design feature enables seasonal living and a sense of connection with the landscape.

Quality, efficiency, and design are the cohesive cornerstones of this development. Custom millwork and a chef’s kitchen anchor the home’s aesthetic, while a walk-in pantry and thoughtfully arranged living spaces ensure functionality. At approximately 2,500 square feet, with four bedrooms and 3 full baths, the home is balanced for everyday life and refined entertaining, all while embracing sustainable practices and intelligent technology.

The local geography and history lend depth to the home’s character. Nestled in the mountains of Orange County, Pine Island is part of the storied charm of Warwick. The setting blends a legacy of farm history and native roots with a modern, forward-looking lifestyle. Applefest, wineries, and breweries that define this charming town, eclectic shops, and a thriving farm-to-table scene anchor a community that respects its past

while embracing the possibilities of the future. Being a resident of Warwick allows you to enjoy a private beach at Greenwood Lake. The lake supports fishing, boating, and a diverse array of water activities, delivering substantial seasonal outdoor appeal. Additionally, the proximity of Mt. Peter Ski Area provides winter recreational fun. Warwick has become a sought-after destination for those looking to embrace a lifestyle of leisure and enjoyment.

Choosing this residence means adopting a life where every element serves a purpose and every moment is crafted with intention. A place where thoughtful design meets practical comfort and fossil fuel-free efficiency sits alongside cuttingedge technology. Where the story of the land, its heritage and horizon, enriches daily living. If you are ready to live in a home that embodies the art of modern living, schedule a private tour and discover how this community redefines what a home can be.

4 BEDS • 3 BATHS • 2,492 SQFT • $865,000

MODERNIST GEM ‘ZENITH’ IN RHINEBECK

A Perfectly Sized Upstate Retreat on 7 Acres

2,267 SQUARE FEET | 3 BEDROOMS | 2.5 BATHROOMS | 7 ACRES MILAN, NEW YORK

Now available for sale. Perfectly sized upstate retreat, Zenith integrates seamlessly with its bucolic setting, minutes from Rhinebeck village. The low pitched angled roof planes intersect in the residence’s great room with clerestory windows to flood the living spaces with light.

Zenith is sited on 7 private primarily wooded acres. The residence showcases interiors with natural textures and a luxurious modern simplicity. A quintessential country property minutes from the villages of Rhinebeck and Red Hook.

The architecture is comprised of a single story structure with roof angles in counterpoint which create the home’s unique architectural form as well as dramatic interior spaces. Living spaces on the main level are open plan, circulating with the open kitchen, dining and living room. All share views to the outdoor landscape.

A bluestone lounge patio continues the flow outdoors—the perfect spot for a quiet morning or evening entertaining. An attached two car garage offers a weather protected secondary entrance to the residence via mudroom.

The layout is completed with two guest bedrooms and a spacious primary bedroom suite with freestanding bathtub, shower, double vanity and WC. Exterior living spaces offer options for upgrade including pool and patio, sauna, outdoor kitchen and others to customize to your specific lifestyle.

The residence’s interior design features luxury materials including oak hardwood floors, designer finishes, Danish cabinetry, Bosch appliances and high efficiency HVAC. Includes septic, private water well, underground utilities and driveway.

PROPERTIES

New Construction South of the Highway in Bridgehampton

$24,995,000

$6,000,000

$1,595,000

New Construction with Ocean Views

522 WICKAPOGUE RD, SOUTHAMPTON

$14,695,000

7 BEDS | 8+ BATHS | 1.05 ACRES | 8,800 SQ FT JAMES GIUGLIANO 631-456-3567 | WEBID 4759187

Montauk Village Restaurant and Six Bedroom Home

63 SOUTH EUCLID AVE, MONTAUK

$3,999,999

6 BEDS | 2 BATHS | 0.29 ACRES | 1,836 SQ FT TARA CAPRI 631-741-1756 | WEBID 4578379

Hayground Pre-Construction with Stables

UNDISCLOSED ADDRESS, BRIDGEHAMPTON

$21,000,000

8 BEDS | 10 BATHS | 2.53 ACRES | 13,000 SQ FT | 2-STALL HORSE BARN GEOFF GIFKINS 516-429-6927

19 Acres in Water Mill North

EXCLUSIVE PROPERTIES

943 FLYING POINT RD, WATER MILL

$15,995,000

2.5 ACRES | DEVELOPMENT PLOT PATRICK GIUGLIANO 631-312-7933 | WEBID 4542088

6+ Acres in Sag Harbor with Pool and Tennis

2.5 Acres of Panoramic Water Views in Water Mill South 1224

$3,725,000

Majestic Sound Front with Tennis

Immaculate 7-Bed Shinnecock Retreat

Modern Condo in Southampton

$2,950,000 7

Masterpiece in Sagaponack with Farm Views

EXCLUSIVE PROPERTIES

Newly Updated Bridgehampton Serenity

158 NORRIS LN, BRIDGEHAMPTON

$5,595,000

5 BEDS | 5.5 BATHS | 0.86 ACRES | 4,500 SQ FT

GEOFF GIFKINS 516-429-6927 | WEBID 4113116

Resort-Style Bayfront with Pool, Dock, Tennis and Beach

157 DUNE RD, QUOGUE

$12,500,000

6 BEDS | 6 BATHS | 1.4 ACRES ROBERT CANBERG 631-816-0998 | WEBID 3041101

Exquisite Nearly Completed Transitional Home

58 CLEARVIEW FARM RD , SOUTHAMPTON

$9,495,000

8 BEDS | 9+ BATHS | 1.07 ACRES | 8,733 SQ FT JAMES GIUGLIANO 631-456-3567 |

Stunning New Build in Southampton Village

30 HUNTTING ST, SOUTHAMPTON

$9,495,000

6 BEDS | 8+ BATHS | 0.33 ACRES | 4,700 SQ FT JAMES GIUGLIANO 631-456-3567 | WEBID 2675575

Contemporary New Construction South of the Highway

141 MOUNTAIN LAUREL LANE, GLEN SPEY, NY 12737

3 BEDS • 2 BATHS • 1,835 SQFT • $949,000 Discover serenity at this enchanting lakefront retreat on Mohican Lake. This property spans an impressive 7.93 acres, combining two parcels: 1.21 acres (SBL 3-E-1-15) hosting the charming home and 6.72 acres (SBL 3-E-1-17) of pristine land. The residence itself offers a bright and inviting open floor plan, featuring 3 bedrooms, 2 baths, and a cozy den perfect for relaxation or work-from-home needs. Outdoor living is a dream here, with a screened-in porch equipped with a ceiling fan and dining are ideal for long, balmy summer evenings. A spacious deck overlooks the shimmering lake, while the patio area and fire pit provide the perfect setting for gatherings under the stars. A gentle path leads you to the lakefront, where you can unwind by the water or step onto your private dock to embark on jet skiing or boating adventures. The property also includes a generously-sized two-car garage with ample storage space, perfect for vehicles, recreational gear, or tools. Situated close to premier attractions such as Resorts World Casino, Kartrite Water Park, and Bethel Woods Performing Arts Center, this home also is close to the scenic Delaware River for kayaking and canoeing. All this is conveniently located just a two-hour drive from New York City. Please note that taxes cover both parcels. Embrace the tranquility and endless possibilities this lakefront gem has to offer. A true haven for relaxation and outdoor enjoyment.

2 UNITS | 3,720 SQFT | 1 ACRES | $1,200,000

Speeds Garage - A Rare Commercial Opportunity in the Heart of Claverack. Unlock the potential of this unique property offering both commercial and residential possibilities! Located in a prime, high-visibility spot in Claverack, Speeds Garage has long served the community and continues to be a thriving business since opening in 1982. So whats included? Everything! Indoor and outdoor car lifts, NYS Inspection station, three tow trucks, used car sales dealer, tools, etc. You get it all! The main level features an established garage/workshop with multiple bays, high ceilings, and plenty of space for tools, equipment, or your next business venture. Whether you’re an auto enthusiast, mechanic, or entrepreneur, this space is ready to roll. One acre of land spanning both sides of Route 217 all zoned commercial. Above the garage, you’ll find a spacious 3-bedroom, 1-bath apartment—perfect for owneroccupancy, rental income, or employee housing. With a private entrance, full kitchen, and natural light throughout, it offers comfortable and convenient living quarters. Whether you’re looking to live, work, or invest, this property offers the versatility and value you’ve been waiting for.

Experience the perfect fusion of historic charm and upscale living in this mixed-use masterpiece located in the heart of Penn Yan’s vibrant downtown—just minutes from the shores of Keuka Lake and surrounded by the Finger Lakes region’s award-winning wineries, restaurants, and boutique shops. This meticulously renovated 1900s building offers both a polished commercial storefront and an unexpected, fully custom private residence—boasting elevated style, functionality, and location. The first-floor commercial space is ideal for a boutique storefront or sophisticated office. An interior staircase leads to the showpiece: a light-filled, luxury residence that feels like a true retreat in the heart of the village. The chef’s kitchen features a large island, abundant custom cabinetry, a walk-in pantry, and an open flow to the spacious dining area. A private home office and elegant bath offer added convenience without sacrificing style. The laundry area blends style and function with a clean, modern design. A full bath features designer tile and high-end fixtures. The spacious bedroom offers a peaceful retreat, while the living room provides a warm, inviting space to relax and take in the charm of the Finger Lakes. The third-floor wellness level is a true standout—complete with a sun-drenched gym, mirrored workout wall, private sauna, and an oversized spa-like bathroom featuring a soaking tub, custom tiled walk-in shower, and high-end fixtures. The primary suite is your private sanctuary, offering room to rest, recharge, and take in the quiet luxury of this unique home. CHANTEL KINCAID

LICENSED REAL ESTATE SALESPERSON

585.643.9770 | chantelkincaid99@gmail.com www.lakefrontmary.com MARY ST GEROGE

LICENSED ASSOCIATE REAL ESTATE BROKER 315.719.8377 | lakefrontmary@gmail.com www.lakefrontmary.com

Fraser Settlement Legacy Estate

Fraser Settlement Legacy Estate - 417 Pristine acres in the peaceful town of Bethel, NY A once-in-a-lifetime opportunity to own a piece of Catskills history: this extraordinary 417-acre estate, preserved through generations since 1808, represents one of the last great pristine tracts in the region. Nestled along a quiet winding road just 90 minutes from Manhattan, the property’s crown jewel is an elegantly preserved 1870 Victorian farmhouse with manicured lawns and gardens, and spectacular views across its private brook-fed, three-acre pond and rolling countryside. The 3,005-square-foot main residence and garage suite offers seven bedrooms and three baths, masterfully balancing historic charm with modern comfort. Period features include a welcoming front porch, relaxing screened porch and flagstone patio overlooking a gunite pool and lawns, perfect for entertaining.

Nestled in the heart of Forestburgh, in the Foothills of the Catskills, this recently completed, stunning 5-bedroom, 4.5-bathroom Contemporary Farmhouse sits on 5 picturesque acres, offering a blend of modern elegance and rustic charm. A grand foyer with double entry doors welcomes you into the open floor plan, where oversized windows flood the space with natural light. The spacious living area features engineered wood floors, a cozy fireplace with a pellet stove insert, and built-in bench seating with storage. The chef’s kitchen is thoughtfully designed with an expansive island, stainless steel appliances, a six-burner propane stove with griddle, and a large butler’s pantry with a pocket door for additional storage and prep space. The main-level master suite boasts French doors, a luxurious ensuite bath with double vanities, a walk-in shower, a soaking tub, radiant heated floors, and an expansive walk-in closet complete with a washer and dryer.

Modern Farmhouse

123 WILDWOOD WAY, FORESTBURGH, NY 12777 5 BEDS | 5 BATHS | 4,026 SQ FT | $1,475,000

Christine Vande Vrede and Eileen Jasper have 29 years of real estate experience and over $100,000,000 in sales. This team is dedicated, professional and upholden to the highest standards and code of ethics. They market and sell distinctive homes and homesites in the 2nd home market in Sullivan and Orange Counties in Upstate New York and The Catskills. Their specialties include Lakefront Homes, Gated Communities, Historical Properties, Luxury Homes and Estates and the High-end Market.

Spectacular year-round lakefront retreat with 150+/- feet of private shoreline and nearly 6,000 square feet of luxurious living space. Perfectly positioned with an oversized inground heated pool between the home and the lakefront, this masterpiece is designed to impress at every turn. Eloquently styled and masterfully crafted, this extraordinary home features two complete living quarters— ideal for extended family, entertaining guests, or potential B&B use. The interiors boast impeccable oak and maple woodwork, Wood-Mode and Brookhaven built-ins and cabinetry, solid quartz and marble countertops, copper sinks, designer bath and light fixtures, custom drapery and blinds, marble-accented gas fireplaces, a bluestone wood-burning fireplace, and a stunning glassenclosed wine room.

TUCKED INTO A SERENE ENCLAVE

Tucked into a peaceful Mount Beacon enclave, this stunning 4-bed, 2.5-bath home offers refined design and exceptional privacy. Set on 3+ acres bordering protected land, it’s a true retreat surrounded by natural beauty - just minutes from Main Street and Metro North to NYC. The property is enveloped by a lush canopy of trees, offering year-round natural beauty and a true sense of escape. From the moment you arrive, you’re greeted by antique bluestone walkways-sourced directly from Beacon’s Historic past-leading to a home that feels both rooted in tradition and refreshingly modern. Step inside to find hardwood floors throughout, high-end finishes, and a thoughtful layout designed for everyday living and effortless entertaining. A comfortable family room opens directly onto a generous bluestone patio, where an outdoor fireplace, hot tub, and retractable awning create a resort-like setting for relaxation and entertaining under the stars. Rarely does a home come to the market that so perfectly balances natural surroundings with polished interiors. Schedule your private showing today and experience this one-of-a-kind property.

24 BURZEE DRIVE

SCHROON LAKE, NY 12870

OFFERED AT $949,000

Spectacular Lakefront Home on Schroon Lake! Located in the private Burzee Cedar Grove Association, this yearround 4-bedroom, 3-bath home offers stunning views and exceptional amenities. Some features include a cozy loft space, finished walk-out basement, central air (new), wrap- around porch, beautiful gardens, fire pit area, and a charming antique 1908 cast iron wood-burning stoveperfect for those chilly Adirondack evenings. The dining area has breathtaking lake views, creating the ideal setting for gatherings. The HOA has 4.3 acres of shared common space with 180 feet of pristine lakefront, complete with a dock slip and sandy beach for summer fun. Don’t miss the chance to own this incredible piece of Schroon Lake paradise! Listing agent is Julia Pucciarelli

23 STAR GLINT WAY

SCHROON LAKE, NY 12870

OFFERED AT $1,170,000

Spectacular Direct Lakefront Home on Schroon Lake! Enjoy breathtaking views of Schroon Lake and the surrounding High Peaks from this beautiful waterfront property. The primary bedroom features a private balcony & two additional bedrooms and a full bath are conveniently located off the main living area. The open kitchen and dining space flow into a cozy living room with a pellet stoveperfect for chilly Adirondack evenings. Step outside onto the expansive front deck, ideal for entertaining and taking in the scenery. The property also includes a two-car garage and shed with additional space upstairs for storage or a potential bunk room. Enjoy your own dock and sandy beachperfect for swimming, boating, and relaxing lakeside. Don’t miss your chance to own this special spot on Schroon Lake! Listing agent is Julia Pucciarelli

4 BED | 3.5 BATH | $1,499,999 Home is situated back off the road in one of the areas most desired neighborhoods. For those with a refined palate that won’t settle for anything but the very best, enter the gates of the fenced property to discover this magnificent estate sprawled across a generous 1.7 acres private lot. Thoughtfully designed layout with a primary 1st floor bedroom equipped with large closet and ensuite bathroom. This bedroom also as outdoor access via sliding glass doors to a koi pond patio with hot tub. Explore 2 open living areas large guess bathroom and formal dining area with double sided fireplace providing ample space for entertaining or for everyday living. The kitchen features Corian countertops and island equipped with modern amenities and an abundance of cabinet space.

Millerton, NY - Paula Redmond

500 Pond View Way, Petersburgh, NY - Rebekah O’Neil

Cover Home: 2 Warwick Isle Boulevard, Pine Island, NY Carmela Lopez Borrazas + Juan Bautista

110 Marble Road Ext, Richfield Springs, NY - Katherine Fistrowicz

95 Jersey Avenue, Greenwood Lake, NY Michael Kahns + Kathy Sheehan

5553 Hidden Pines Court, Williamsville, NY Carol Esposito

5 BR | 6 BA | 9,684 SQ FT

•50 Acres

•Built in 2004

•Stone Wing Designed Around a Dismantled Barn

•75’ x 25’ Gunite Pool with Spa

•Two Car Garage with Studio Above

•Pole Barn

•Vegetable Garden

•Pond

Listed at $11,750,000

Exquisite Shekomeko Estate with Panoramic Catskill Mountain Views

MILLERTON, NY

Nestled on 50 private acres in the heart of the Hudson Valley, this country estate offers timeless sophistication, refined comfort, and breathtaking views of the Catskills. Designed by architect Jimmy Crisp and completed in 2004, the residence spans over 9,684 finished sq ft of thoughtfully curated living space. A tree-lined driveway framed by mature red maples leads to the home’s elegant formal entry, setting the tone for what lies beyond. Inside, a chef’s kitchen anchors the main living area—perfect for both everyday living and exceptional entertaining. Upstairs offers a primary suite complete with fireplace, balcony, sitting room, double walk-in closets and a spacious primary bath. There are four additional bedrooms plus an office. The lower level includes a full gym, Pilates studio, play area, expansive wine cellar for the wine connoisseur, and a large laundry room. The home’s stone wing is a standout feature designed around a dismantled barn, showcasing a dramatic great room with vaulted, beamed ceilings, custom copper rails, a floor-to-ceiling stone fireplace, and accesses the pool. Outdoor living is equally luxurious. A beautifully landscaped 75’ x 25’ pool and spa overlook open fields and distant mountains, while a stone terrace with outdoor fireplace, dining loggia and fire pit offer ideal settings for starlit evenings. A vegetable garden adds charm and function, encouraging a farm-to-table lifestyle. Adding to the amenities is a two-car garage with a studio and bathroom above, a pole barn and a pond. Whether you’re seeking a serene full-time residence or a weekend retreat, this exceptional property is a rare Hudson Valley offering that combines architectural pedigree, expansive land, and elevated country living.

NEW YORK

TOP 3 PLACES TO BUY A MOUNTAIN HOME

IN THE CATSKILLS

THIS YEAR

The Catskills region has emerged as one of New York’s most sought-after destinations for mountain home buyers, particularly as we move through the second half of 2025. The region continues to attract buyers seeking both natural beauty and investment potential. Based on current real estate trends and market analysis, three locations stand out as premier destinations for mountain home purchases this year.

Hunter Mountain Area: The Premium Alpine Experience

Hunter Mountain remains the crown jewel of Catskills real estate, offering access to year-round outdoor recreation and stunning mountain vistas. The area surrounding Hunter has seen consistent demand from buyers seeking luxury mountain retreats, with properties featuring ski-in, ski-out access commanding premium prices. Current market trends show strong appreciation in this region, driven by its established infrastructure and proximity to both winter sports facilities and summer hiking trails.

The Hunter area appeals particularly to buyers from New York City and the tri-state region who value the two-hour drive time and well-developed amenities. Properties here typically feature larger lot sizes, with many homes showcasing contemporary mountain architecture that maximizes views of the surrounding peaks. According to Realtor.com data, the median listing home price in Hunter was $409K in July, trending up 12.3% year-over-year. The rental potential for vacation properties in this area remains robust, making it attractive for investment-minded buyers.

Catskill and Athens: Historic Charm Meets Modern Convenience

The towns of Catskill and Athens have gained significant traction among mountain home buyers seeking a blend of historic character and modern amenities. These Hudson River communities offer excellent value propositions while still providing easy access to mountain recreation areas. The revitalized downtowns feature art galleries, farm-to-table restaurants, and cultural venues that appeal to sophisticated buyers.

What sets this area apart is the combination of waterfront and mountain access, with many properties offering views of both the Hudson River and the Catskill peaks. The real estate market here has shown steady growth, with buyers

appreciating the walkable downtown areas and the availability of larger parcels of land just minutes from town centers. The area’s growing reputation as an arts destination has also contributed to property value appreciation.

Recent infrastructure improvements and the influx of creative professionals working remotely have strengthened the local economy, making this region particularly attractive for yearround residents rather than just seasonal buyers. Properties range from restored Victorian homes in town to contemporary builds on hillside lots with panoramic mountain views.

Livingston Manor: The Emerging Hotspot

This Sullivan County community offers exceptional value for mountain home buyers, with significantly lower entry prices than more established Catskills destinations while still providing access to pristine wilderness areas and trout fishing streams.

The area has benefited from increased attention following the development of boutique hospitality venues and farm-totable dining establishments. Young professionals and creative types have discovered Livingston Manor as an affordable alternative to pricier Catskills locations, driving demand and property values upward. The town’s proximity to the Willowemoc Creek and Beaverkill River makes it particularly appealing to outdoor enthusiasts.

Properties in Livingston Manor often feature larger acreage at more accessible price points, making it ideal for buyers seeking privacy and space for outdoor activities.

Market Outlook for Mountain Home Buyers

The Catskills mountain home market shows signs of stabilization, though conditions vary across towns. While broader inventory appears to be growing slightly after years of scarcity, competition remains fierce for homes offering exceptional views, acreage, or distinctive design. Towns like Athens and Livingston Manor are currently experiencing buyer-favorable dynamics, whereas select areas—such as Catskill—continue to capture premium prices despite slower turnover. The enduring influence of remote work keeps demand strong among urban professionals and secondhome seekers, ensuring that the Catskills remain an attractive and resilient mountain living destination.

4 BEDS

4 BATHS 4,601 SQ FT $940,000

ALISON COURT, KINGSTON, NY 12401

Top of the line kitchen offers professional grade appliances including a six burner Viking cook top, granite counters, wine cooler and sun filled breakfast area. Large living room with vaulted ceiling and french doors leading to a 23 x 14 deck, perfect for entertaining. Luxurious main bedroom with gas fireplace also visible from the lavish main bath. Enjoy lots of storage in the oversized custom walk in dressing area. Conveniently located only minutes to all amenities. MLS #20250549

Beautiful spacious Contemporary. Soaring living room with custom fireplace. Interior renovation in 2019 includes Brazilian Walnut flooring, mix of oak and hickory. Recent furnace and hot water tank. New windows, doors and roof as well as update lighting (2) 200 amp electric. Gourmet kitchen includes high end energy star appliances. Sauna. Seasonal Reservoir views. MLS #20253346

tom@greenventuresrealty.com

1 BED | 1 BATH | 1,044 SQFT. | $485,000

Set on a wooded bluff above the Esopus Creek, just outside the hamlet of Phoenicia, this updated 1974 Cape offers Catskills charm, modern upgrades, and a strong connection to the outdoors on 2.71 acres. A broad 341 sq ft deck welcomes you at the entry—perfect for gathering, grilling, or simply gaze at the trickling seasonal stream that borders the property winding down toward the creek below. Inside, the 1,044 sq ft home features a groundlevel bedroom, a great room with bamboo plank floors, and a bay window framing distant mountain views. The open kitchen is fully renovated with custom cabinetry, granite counters, and stainless appliances. A spiral staircase leads to a light-filled mezzanine loft with a window looking into the woods, two closets, and space for sleeping, working, or retreating—currently used as a second bedroom. Tucked against over 130 acres of NY State Forest, this tranquil property blends privacy and proximity—just minutes from Main Street Phoenicia and abundant trailheads nearby.

LEIGHTON G. ASHLEY

917.796.3351

lgashley@timberlandproperties.net www.leighton-ashley.timberlandproperties.com

374 LINDERMAN AVENUE, KINGSTON, NY 12401

3 BEDS | 3 BATHS | 2,684SQFT | $1,299,000

Discover the perfect blend of privacy, space and natural beauty in 2600 sq, ft, Contemporary home with bright, open floor plan, enhanced by 9 ft. ceilings, modern touches and private pond on 5.79 acres,. Granite countertops, stainless steel appliances, breakfast bar, pantry and custom cabinets in large kitchen. Open kitchen and dining area lead to wrap around deck through sliding glass doors. Front to back living room with cherry hardwood floors and stone fireplace. Office, mudroom and half bath complete the first floor. Exquisite handcrafted stairway and custom frosted glass doors add warmth and character to the spacious rooms. Expansive primary suite, located upstairs, with relaxing whirlpool tub, walk in shower and generous closet space. Two additional bedrooms and full bath also on second floor. Radiant floor heating throughout the home. Basement level with 9 ft. tall ceilings and radiant heat can be finished to add more rooms and is currently being used as a home gym and for storage. Home features generous three car attached garage providing plenty of space for vehicles, hobbies or storage. Fenced in backyard, long driveway and acreage gives you privacy, but within walking distance to restaurants, music venues, shops and farmer’s market. Conveniently located just minutes to the NYS Thruway and Trailways Bus Station.

Dreaming of Owning a Rustic Yet Elegant Wedding Venue?

Experience the ultimate in upscale country living at this custom-built log home, perfectly nestled on over 12 private acres. A long, winding driveway leads you to a secluded sanctuary where not another house is in sight, providing unparalleled tranquility and privacy. This property is a quintessential haven for the discerning equestrian. It boasts a meticulously maintained 4-stall barn with a spacious hay storage loft. Beyond the barn, a dedicated outdoor arena awaits your training and riding sessions, complemented by two expansive pastures, each with run-in sheds to shelter your cherished equine companions. This is a fully equipped equestrian estate ready for immediate enjoyment. Step inside the beautiful 3-bedroom, 2-bath residence and be captivated by soaring vaulted ceilings and a dramatic window wall that floods the space with natural light and frames breathtaking views. A cozy gas fireplace adds warmth. Beneath the home, a heated two-car garage features an EV charger, blending rustic charm with modern convenience. Outside the main residence, stone steps from the paved driveway lead to a welcoming deck, an ideal spot to savor the peaceful ambiance. Adding to the property’s incredible versatility is a separate, pristine Morton building with extra tall garage doors. This structure sits on a durable concrete pad with Polyurea floors and is fully equipped with electricity and water, presenting an ideal space for extensive storage, a professional-grade workshop, or additional hobby pursuits. Outdoor living is elevated with a dedicated outdoor kitchen and a charming firepit. This property isn’t just a home; it’s an unparalleled lifestyle opportunity for the horse-owning family who desires every amenity and the ultimate in private, luxurious country living. Centrally located only 30 Minutes to Windham and Hunter Mountains and to Amtrak Hudson. 45 Minutes to HITS and 60 Minutes to Saratoga. https://www.facebook.com/upstate.newyork.realtor/videos/24063391119993079

While the dairy is gone, the stunning 4-bed, 2-bath farmhouse has been beautifully restored. At 3,100 sq ft, this home features original wood floors, a grand staircase, a charming country kitchen, formal dining, parlor, and living room &all filled with natural light. Enjoy sunrise and sunset from the top and bottom porches, a fenced yard, pond, and stone patio. Period-perfect bathrooms, spacious bedrooms, and a peaceful 20-acre setting make this a dream retreat. Enjoy quiet mornings, fresh air, and easy access to all the best local farm stands for true farm-to-table living. Whether you’re seeking a weekend retreat or a full-time lifestyle change, this property is where serenity meets simple country charm. 30 min to Windham mountain.

$694,900

A rare investment opportunity in the heart of Downtown Watertown! This beautifully restored historic building has undergone over $300K in renovations since 2022, including:

All-New Floors, Windows, Kitchens & Bathrooms

12 Modern Apartments – 11 currently rented! There are 4 different styles of apartment to choose from. Keyless Entry & Security System for peace of mind

Long-Term Partnership with DSS – DSS maintains an on-site office for added security and property oversight

Ample Parking for all tenants

This turnkey property is fully updated and generating income! Don’t miss your chance to own a piece of Watertown’s history while securing a strong investment for the future.

Top 5 Hudson Valley Towns to Visit This Fall

Where

Charm

Meets Real Estate

Opportunity

The Hudson Valley has become one of the Northeast’s most appealing destinations, blending historic character, scenery, and modern amenities that attract both visitors and homebuyers. These five towns stand out for their distinctive charm and stable real estate markets, offering options for both a weekend visit and longer-term investment consideration.

1. HUDSON

Hudson has evolved from a quiet river town into a recognized cultural hub that appeals to art collectors, food enthusiasts, and design-minded visitors from New York City and beyond. Warren Street has become a center of activity, lined with antique shops, galleries, and farm-to-table restaurants. This revitalization has supported a strong real estate market, especially for historic homes and properties with Hudson River views.

The town offers diverse architecture, from Federal-style townhouses to Victorian mansions, many carefully restored. Proximity to Amtrak service adds to its accessibility for city professionals. Realtor.com data reports that in July, the median listing home price in Hudson was $632.5K, reflecting steady demand.

2. RHINEBECK

Rhinebeck combines historic streetscapes, cultural attractions, and notable establishments such as the Beekman Arms, often cited as America’s oldest continuously operating inn. The town also gained attention as the wedding site of Chelsea Clinton, enhancing its visibility as a refined destination.

Its real estate market reflects this profile, ranging from village cottages to larger estates, some of which have attracted highprofile residents. Rhinebeck balances preservation of its historic fabric with modern amenities, supporting property values over time. As of July, the median listing home price was $832K, according to Realtor.com, up 7.4% year-over-year.

3. COLD SPRING

Cold Spring, situated along the Hudson River across from West Point, offers scenic views that are especially striking in fall. Its walkable Main Street, with boutiques, cafés, and the Hudson House River Inn, creates a small-town feel while remaining accessible by train from Grand Central in about an hour.

Properties here are valued for both location and character, with Victorian homes and residences near the station in demand. The area’s popularity with visitors also supports rental potential. Realtor.com data shows that in July, the median listing home price was $829K, up 5.6% from the previous year.

4.WOODSTOCK

Though located in the Catskills, Woodstock’s proximity and cultural importance give it a close connection to the Hudson Valley experience. With an artistic legacy that includes early 20th-century colonies and ongoing events at venues like Maverick Concert Hall, it remains a creative center.

The housing market reflects this identity, offering a mix of cottages, studios, and higher-end homes in the surrounding hills. Properties that incorporate sustainable features or blend with the natural setting often see the strongest interest.

5. NEW PALTZ

Home to SUNY New Paltz, this town has a different rhythm from some of its neighbors, with year-round vitality supported by the university. The nearby Shawangunk Mountains provide outdoor recreation that adds to its appeal.

The real estate market here offers relatively accessible entry points compared to some other towns in the region. Options include historic stone houses dating back to the 1600s as well as newer residences for faculty and professionals. Rental demand remains steady due to the student population.

$779,900 | 4 BEDS | 4 BATHS | 2,823 SQ FT

Located on a quite country road in the town of Wallkill sits this move in ready new construction colonial on 2.12 wooded private acres in the sought after Pine Bush School district. The Mable offers an open floor plan design on the first level with hardwood floors throughout the oversized living room with a gas fireplace, formal dining room and custom kitchen with breakfast bar, quartz countertops, tile backsplash and stainless-steel appliances. The sliding glass door leads to the private 10x12 rear deck and level yard. The open stairwell concept leads to a full basement ready to be finished with full egress. Head upstairs to enjoy your primary suite equipped with trayed ceilings, two walk in closets and a primary bath with double vanity, larger tiled shower and soaking tub. The second floor also offers an additional suite perfect for in-laws with an oversized bedroom and private full bath. Bedrooms 3 & 4 share their own jack and jill bathroom both with a full walk-in closet and plenty of room for storage. Second floor laundry and additional computer area complete the second floor of this amazing home. Two car attached garage with large parking area all within a short drive to Middletown for shopping, metro north station and highways. Call today about your private viewing.

CHRISTOPHER OGDEN

845.381.5777

chris@comehometoorangecounty.com www.comehometoorangecounty.com

6 BEDS | 3 BATHS | 4,256 SQ FT | $2,380,000 Rare Treasure! Incomparable, private, extraordinary, 46+ acre mini estate. 14 room, 6 bedrooms, 3 baths colonial with panoramic vistas, 2 stocked ponds, 5 stall barn with water and electric, guest cottage with a professional kitchen, paddocks, run in sheds, wine cellar, in ground salt water pool & cabana with lav., basketball & pickleball, trails, fields, nature, trees, wildlife and much more. Just minutes to historic Village of Goshen, Route 17, & access to Heritage hiking & running trail. Your own private paradise to experience the beauty of nature, farm, ride horses or a possible subdivision with municipal water, sewer & gas now available at beginning of driveway. Great for destination weddings, events, catering, and bed and breakfast. Quality craftsmanship abounds in this manor with formal moldings, hardwood floors, 3 brick fireplaces & chef’s designer kitchen, in-law quarters & much more. Close to major shopping, Route 17, Legoland, historic Village of Goshen amenities in one of the county’s hottest locations. One of a kind property that uplifts your spirits and has endless possibilities.

Charming 3-Bedroom Home with Large Sunroom in Hopewell Junction. Welcome to this spacious and well-maintained single-family residence located in Hopewell Junction. Offering 3 bedrooms, 2.5 bathrooms, and over 2,160 sq ft of comfortable living space, this home blends classic charm with modern convenience. One of the highlights is the primary bedroom with a private en-suite bathroom, offering a quiet retreat with added comfort and privacy. Step inside to find a formal living room perfect for entertaining, a cozy family room for everyday relaxation, and a gorgeous tiled sunroom that floods with natural light. The sunroom opens seamlessly to both the back deck and the driveway, making it ideal for indoor-outdoor living and entertaining. The home sits on a private 1 acre lot with a serene backyard—great for summer gatherings or quiet mornings—and an expansive front yard that adds both curb appeal and outdoor space. Conveniently located just minutes from restaurants, shopping, and I-84, this home offers an easy commute and access to all the amenities Hopewell Junction has to offer.

2 Baths | 6,052 Sq Ft | $1,750,000

Historic Second Empire Firehouse in downtown Beacon offered for sale for the first time. Built in 1889, this nationally registered historic place is rich in original detail and character. This building is waiting to be reimagined with an adaptive reuse project. Many use opportunities, including single residence, multi residence, live/work, hotel, spa, and more! Call for details or to take a tour!

SERENE

Thoughtfully crafted - peace, practicality, and modern elegance blend in perfect harmony. Wonderful for entertaining. Living and dining room share a double-sided fireplace; the family room has its own fireplace. Chef’s kitchen, numerous amenities. Two oversized two-car garages. Minutes to Fahnestock, Beacon, and Cold Spring. Manhattan is a scenic train ride from Beacon’s Metro-North station.

WILLIAM PUGH (BILL)

HIGHLIGHTS:

• 10.16 private acres

• Detached 3-car garage + 2-bay workshop

• Serene, landscaped grounds

• Strong potential for a hobby farm, weekend getaway, or full-time residence

• Located 2 hours from NYC

Discover a peaceful retreat in the heart of Sullivan County. This beautifully maintained 3-bedroom, 2.5-bath home offers approximately 1,568 sq/ ft of living space and sits on an expansive 10.16-acre parcel—the perfect blend of comfort, privacy, and wide-open space. Built in 1981, the home offers timeless character with thoughtful updates and a layout designed for everyday ease. Don’t miss this rare opportunity to own a piece of Sullivan County countryside. The possibilities here are endless—and the setting, unforgettable. Schedule your showing today! Offered at $699,000.

We offer Realtors and Brokers the tools and necessary insights to communicate the character of the homes and communities they represent in aesthetically compelling formats to the most relevant audiences. We use advanced targeting via social media marketing, search engine marketing and print mediums to optimize content delivery to readers who want to engage on the devices where they spend most of their time.

8th Street and Columbia Street Hudson, New York

7,290 SQ FT | $1,695,000

Just one block from Warren Street, this renovated six-unit mixed-use building in Hudson, NY includes acclaimed Café Mutton, M & J’s Hair Studio, and three bright residential units plus an artists studio. With a projected annual rent of $159,000 and low expenses under $24,000, it’s a strong investment opportunity. Three units are vacant and move-in ready; the rest are under lease. All units feature updated systems, period charm, and tenants pay their own utilities. Agent-owned.

EARLY CHATHAM FARMHOUSE THAT GREW

Welcome to historic Surdeval Farm, a spacious 4,500 square-foot, five-bedroom, four-bath homestead on 24.5 acres located between the charming villages of Chatham, Kinderhook, and Valatie. Over the decades the original early 1800’s core home was expanded and rearranged. Now the formal entrance to the home is from the grand tree-lined circular driveway to the side door, to a foyer, which opens to a large, beamed living room (with welcoming woodburning fireplace) bypassing the infrequently used front door and revealing an attractive classic curved stair to the second floor. On the other side of the stair, on the first floor, a bedroom or den and adjoining bathroom were installed, while on the second floor there are three traditional bedrooms and two bathrooms. The kitchen was updated to include cherry wood cabinets and adjacent light-filled dining room was a dded. The ground floor was extensively enlarged with an informal side entrance and hall that leads to the laundry, kitchen and a second handsome stair to the upstairs bedrooms/baths. The hallway also leads to a sprawling ground-floor primary bedroom suite with wood burning fireplace, separate walk-in closets and shelves, luxurious Jacuzzi-type bathtub, and French doors to a stone patio. A large screened porch also connects to the back hallway. A few steps away from the main residence, a small post and beam barn was completely renovated to become a stylish high-ceiling studio with full bathroom. Nearby is a huge, spectacular hillside post-and-beam bank barn originally used to store hay and grain on the upper floor and on the walk-out lowerlevel, stalls for horses and other animals. A corncrib and outhouse are remnants of these bygone times. Beautifully landscaped to include perennial native and showy flowers, dogwood and shad shrubs, the property encompasses hundred-year-old trees, grassy meadows, and an inviting curved Gunite pool. Set on a country road with other farms, this area is highly valued as a retreat for prosperous families, especially on weekends during the summer months. Just down the road from the PS21 Center for Contemporary Performance and the Chatham Shaker Museum, it is 2.5 hours from New York City and Boston, half hour to Hudson, Albany, and an easy distance to peaceful Catskill and Berkshire Mountains… $1,500,000

Introducing 500 Pond View Way, a bold modern retreat set on 700 feet of pristine lakefront on Dyken Pond. Designed by the internationally renowned firm Kallos Turin, this one-of-a-kind home blends dramatic architecture with serene waterfront living. It features soaring ceilings, white oak accents, and custom-built-ins throughout. The Great Room offers a sleek modern kitchen, a spacious dining area, and a warm, inviting living space centered around a wood-burning fireplace. Walls of sliding glass doors frame peaceful views of the lake from nearly every room. The primary suite is thoughtfully positioned to capture stunning water views. Enjoy quiet evenings on the expansive deck. A separate guest house provides privacy for visitors. Sophisticated, peaceful, and perfectly in tune with nature.

1547 US-9, Clifton Park, NY 12065

500 POND VIEW WAY, PETERSBURGH, NY 12138

Woodstock Film Festival

A Quarter-Century of Cinematic Excellence in the

Hudson Valley

The Woodstock Film Festival celebrates its 25th anniversary this year. Founded in 2000 in the legendary artists’ colony of Woodstock, New York, this annual festival has grown from a modest gathering of film enthusiasts into a prestigious showcase that attracts filmmakers, industry professionals, and cinema lovers worldwide. The festival’s origins are deeply rooted in Woodstock’s rich artistic heritage, building upon the town’s reputation as a creative sanctuary that has drawn artists, musicians, and visionaries for generations.

The festival showcases high-quality independent films alongside thoughtfully curated panels, concerts, and special events. Unlike larger commercial festivals, Woodstock maintains an intimate atmosphere that fosters genuine connections between filmmakers and audiences. The festival’s reputation extends well beyond the region, attracting submissions from around the globe while maintaining its focus on films that resonate with universal themes and artistic integrity. Industry professionals recognize the festival as a launching pad for emerging talent, with many films that premiere at Woodstock going on to achieve critical acclaim and commercial success. The event’s emphasis on meaningful dialogue and community engagement sets it apart from more commercially driven festivals, creating an environment where artistic vision takes precedence over market considerations.

The 26th Woodstock Film Festival will take place from October 15–19, showcasing a diverse lineup of films, including world premieres and special events. This year’s programming showcases the festival’s commitment to diverse storytelling, with feature documentaries, short films, and special events complementing the narrative features. The centerpiece film for this year is Blitz by Academy Award and BAFTA Award-winning director Steve McQueen, starring Saoirse Ronan, Harris Dickinson, and Elliott Heffernan. The festival will also present its prestigious Maverick Awards, recognizing outstanding achievements in independent filmmaking, and host a series of industry panels that provide insights into the evolving landscape of cinema.

The festival venues are strategically located throughout Woodstock and the surrounding Hudson Valley, taking advantage of the region’s scenery and historic charm. Screenings take place in intimate theaters that enhance the viewing experience, while panel discussions and special events are held in venues that reflect the area’s artistic character. The Youth Film Lab involves a three-week intensive filmmaking bootcamp. It provides participants with equipment and expertise to create their own original films, culminating in a screening of their projects at the festival.

160-Acre Catskills Masterpiece

Attention Discerning and Insightful Buyers, Investors and Developers: Here is a once in a lifetime opportunity to purchase one of the most amazing parcels of land to come on the market in many years. Located in the Town of Neversink, here in the Sullivan County Catskill Mountains, the lowest property tax region in the County, this sweeping 160-acre tract is exceptional. Approximately one half mile square, you will discover beautiful open fields and wooded expanses with undulating terrain, miles of stone walls and a lovely Waterfall! Design and construct your incredible home or homes on this outstanding and uncommonly large piece of property in a most desirable part of Sullivan County. Bring your ATV or walk the perimeter of two miles of the surrounding borders and trails throughout. Minutes from the famous and beautiful Neversink Reservoir for fishing. Easy drive to Liberty, Grahamsville, Livingston Manor, Roscoe, Callicoon and other neighboring towns, the Delaware River, Neversink River, Beaverkill and Willowemoc for fly fishing, wild life, hiking, hunting and four wheeling galore, myriad restaurants and shops, you have the best of all worlds. Serenity, yet home to local farmer’s markets and shopping when you require it. Nearby Resorts World Casino, The Kartrite Water Park, Legoland and many excellent golf courses. Make an appointment today to see it for yourself. Special Property. Zoned Rural Residential, Three Acre minimum. There is a driveway located in the center of the property on Thunder Hill Road that goes approximately into the middle of the land.

REALTOR® | LIC#: S.0067337

917.414.9468

ebserviss@earthlink.net

Blending Expertise and Innovation in Real Estate Services

We strive to set the standards of excellence in real estate services in the Southern Tier of New York.

The TEAM at Signature Properties

A boutique firm proudly serving the Finger Lakes Region.

77 HENDY CREEK ROAD

4 BEDS | 3.5 BATHS | 3,784 SQ FT | OFFERED AT $450,000

Step into a piece of history with this beautifully restored antebellum-style estate, nestled on 10.53 serene acres of park-like grounds. This 4+ bedroom, 3.5-bath home seamlessly blends classic country charm with modern comforts, offering an atmosphere that stays with you long after you leave. Lovingly maintained over the years, the home boasts rich hardwood floors, intricate natural woodwork, and three fireplaces, 1 wood-burning and 2 gas. The updated kitchen and bathrooms provide convenience without compromising character. The spacious layout includes a formal dining room, a cozy den, and plenty of room to grow—ideal for both everyday living and elegant entertaining. Outside, mature flowering trees frame the property, creating a private retreat complete with an in-ground pool for summer enjoyment. A 5-car garage provides ample space for vehicles, hobbies, or storage. Recent upgrades include a new roof in 2019, ensuring peace of mind for years to come. Whether you’re drawn to its historic beauty, modern updates, or the expansive, tranquil setting, this exceptional property is truly one of a kind.

320 GLEN AVENUE

3 BEDS | 1 FULL, 2 HALF BATHS | 1,760 SQ FT OFFERED AT $295,000

The Castle on Glen – A distinctive 3BR, 2.5BA Tudor tucked away on a secluded hillside in West Elmira. Set far from the road, it offers rare privacy and peace within city limits. Adjacent to the Elmira Country Club, this one-of-a-kind home blends timeless craftsmanship and charm. The exterior features classic Tudor design, a turret, leaded glass windows, and a new Owens Corning roof with copper flashing. Inside, enjoy hand-hewn beams, chestnut floors, solid wood doors with strap hinges, and a stone fireplace mantel. The second floor has three spacious bedrooms, a full bath, and a cozy turret nook. The finished lower level adds flexible space—perfect for a family room, office, or guest suite. Surrounded by lush landscaping, stone paths, and a babbling brook, the property feels like a private retreat. A large deck overlooks the grounds—ideal for relaxing or entertaining. A rare architectural gem in an ideal location—schedule your private tour today.

ELMIRA, NY

Queen Anne Mansion:

The mansion is 4,911 sq ft and keeps the original feel o ering 4 spacious, ensuite bedrooms, living room with fireplace, stylish kitchen, formal dining room, half bath on main floor, and a billiards room. The third floor is finished for use as a play/lounge area or additional sleeping space with a full bath.

Barn Apartment:

This unit has one bedroom, living room with pull out sofa bed, eat-in kitchen, full bath and a covered front porch to relax on.

Caretakers Quarters:

This is a one-bedroom cottage with open concept living space to include kitchen, dining area and living room and a full bath.

Horse Cabin:

This unit was just ﬁnished in the last year. There is one bedroom downstairs, full bath, kitchen with electric stove, dishwasher, and refrigerator, dining area and living room that opens to a patio. Upstairs is another bedroom, full bath, and loft area that opens to a spacious deck to take in the views.

Wedding Barn:

The wedding barn o ers 4400 sq ft of event space and accommodates up to 245 people. It has radiant, propane heat and a commercial, raised bed septic. There is space for a dance ﬂoor, inside and outside bar access, a bridal suite, and 2 bathrooms. Barn Apartment:

Wedding Barn:

Near the bank of the Schroon River, this historic bed and breakfast is just waiting for someone to realize the potential in its intriguing and entertaining history. Located just 4.5 miles north of Schroon Lake, the former Silver Spruce Inn, is just o I-87 and sits in the heart of the Adirondack experience of swimming, boating, hiking, skiing, snowmobiling, ﬁshing, dining, breweries, and fresh mountain air.

With the original homestead dating back to the 1790s, the house was renovated and expanded, as a summer residence, during Prohibition, by Sally Miller Smith (daughter of a wealthy business man) to include 17 rooms and a speakeasy in the basement. Sally, known for her eccentric character, had a sign painted “Them That Has GITS” that still hangs over the massive stone ﬁreplace to this day and her essence and attitude can be felt upon entering. Sally built hidden cubbies and storage spaces, that guests enjoy discovering, to store an extended liquor collection purchased before Prohibition went into e ect.

This expansive property boasts a visually rustic yet comfortably modern interior of full cut western cedar tongue and groove, with no visible nails, fir plank floors, and original light fixtures and doorknobs. The kitchen, while updated, keeps the original feel of the home with built-ins, a historic Glenwood cookstove, and the original ringing station.

251

GOODWIN LANE, GUILFORD, NY 13780

Custom Crafted Chalet

2 BED | 2 BATH | 2,552 SQFT | $575,000 Welcome to North Pond, a 60+ acre private lake in Guilford, New York. This customcrafted chalet offers a harmonious blend of rustic charm and modern luxury, with exquisite woodwork and breathtaking lake views. Deeded access 24’ wide with a private dock, this two-bedroom, two-bath retreat is designed for those seeking tranquility and natural beauty in a secluded setting. Immerse yourself in the beauty from every angle with two stories of glass to invite the outside in, showcasing nature’s beauty from every angle. Enjoy stunning views from the spacious walk-out deck, perfect for outdoor dining and relaxation with reinforcements for a hot tub. This chalet features two large bedrooms and two bathrooms, providing ample space for comfortable living and entertaining. Admire the handcrafted staircase, adding a touch of elegance and craftsmanship to the home. No public access to North Pond ensures minimal boat traffic and privacy. The lower level has capacity for additional bedrooms.

279 RIVER ROAD, NORTHVILLE, NY 12134

4 BEDS / 2 BATHS / 1,920 SQ FT

$399,000

Offers 210’ of waterfront on the Sacandaga River, 1.6 acres, Adirondack views, peace, privacy and potential. Close to Northville NYS Boat Launch on the Great Sacandaga Lake. This classic chalet pairs tasteful modern updates with opportunity to create additional living space in walk-out basement. Updated main level full bath. Open concept kitchen with large island, living room with wood stove and floor to ceiling windows with river views. This great room has direct access to spacious covered deck to enjoy the views and ADK wildlife. Two bedrooms on main level and third bedroom with half bath upstairs. Basement with kitchen and wood stove fireplace, also boasts potential for secondary suite, home office or entertainment zone. Book your private tour today!

RIVERSIDE RETREAT AWAITS!

114 T ALEXANDER DRIVE COLTON, NY 13625

Live your waterfront dream in the serene Hannawa Falls/Colton area with this stunning custom-built 3-bedroom home on the Racquette River.

• Private boat launch, dock & deck for easy river access

• Three-season porch with picturesque views

• Landscaped 3-tiered garden, riverside picnic spot & cozy campfire deck

• Detached garage with water/electric + extra land for boat storage Lovingly cared for by original owners, this tranquil gem is waiting for someone to make new memories.

A rare opportunity—schedule your visit today!

3 BD | 1 BA | 1,224 SQ FT | $495,000

1,224

5 BEDS • 4 BATHS • 3,156 SQ FT • $499,000 Perched majestically on the eastern edge of the St. Lawrence Seaway, this beautiful home bears witness to some of the most glorious sunsets the Northeast has to offer. Immaculately maintained, the house combines old world charm and modern comfort. On each of the four (yes, FOUR) fully finished levels, you will find large, bright spacious rooms with breathtaking views. The expansive deck is perfect for lounging and entertaining. Invite everyone you love over, because there is room for all of them! The property boasts a large yard, 52 feet of water front, a shed and a dock. The large carriage house/garage has electricity, and an upstairs area that was historically used as the chauffeur’s quarters - now a space of endless possibilities, yours to create. The property has a fun, rich history in the Edgewater Park area that the sellers have collected and will share with the lucky new owners. This type of property is a rare find, and will not last long. Make your appointment today!

KARINA MURPHY

REALTOR®

607.379.9815

kmurphy@yaman.com

82 ACRES • $2,895,000 These 80 acres of prime mountain-view property are located in one of the most desirable areas in the Hudson Valley, Accord, N.Y. This is the perfect setting for executive estates, family compound or a resort/boutique inn. Positioned just west of the Mohonk Mountain House, set on the highest elevation between the Catskill and Shawangunk mountains, the property offers sweeping views of both mountain ranges from a multitude of possible building sites. The property is rolling and gently sloped sitting atop Ulster County’s largest producing freshwater aquifer. Mature and young growth forest surround grassy openings which are all connected by roadway paths that suggest many options within a developmental design. A complete architect’s dreamland. There is also a large spring fed swimming area for cooling summer swims and frosty firelit winter skating. This is a true nature paradise in a perfect location with spectacular views and favorable Hamlet District Zoning (1 acre minimum per dwelling unit and commercial business allowed). This property offers an unequalled opportunity of investment in the best of living and experiences in the Hudson Valley. Parcels 76.2-3-8.117 is 42+ acres & 76.2-3-8.115 is 38+ acres.

147 KINGSLEY RD, POTSDAM, NY 13676

Discover rustic charm and modern luxury in this fully remodeled four-bedroom, two-and-a-half-bath log home set on 99.2 private acres in the foothills of the Adirondacks. Spanning three parcels with road frontage, this retreat offers privacy and outdoor adventure. The practical mudroom leads into a bright kitchen with Wi-Fi–enabled appliances, cherry cabinetry, quartz countertops, and durable white oak plank flooring. Efficient in-floor radiant heat powered by a propane boiler and a Quadra-Fire pellet stove provide cozy warmth. The primary suite features custom built-ins, new carpet, a private deck, and a spa-like bath with honed marble floors, Arabescato Venato tile, and a quartz vanity. Two bathrooms include custom maple accents from the property’s own trees. The lower level offers two new bedrooms, a half bath, built-in office or craft area, large utility room, and patio with hot tub. Outdoor living includes a screened porch, expansive deck with pond views, and lush lawn. An oversized insulated garage, carport, and direct ATV trail access make it ideal for recreation, with world-class fishing nearby. Thoughtful upgrades include a 500-gallon propane tank, zoned heating, and abundant storage. Located just six miles from the Adirondacks, near state forests and Whiskey Flats, this rare property combines craftsmanship, modern comfort, and nearly 100 acres of adventure.

ELIZABETH TREGO

LICENSED REAL ESTATE BROKER/OWNER 315-842-0266 tregorealtygroup@gmail.com www.tregorealtygroup.com

Beautiful Lake Front Property

Beautiful Lake front property & home with approximately 2 parcels equal 100 feet of lakefront frontage 140 feet deep with beautiful view of the lake. Large 2 car garage with Shed & Boat house. The possibilities are endless. Don’t miss out!

3 BEDS | 3 BATHS | 1,730 SQ FT | $670,000

Your dream farmhouse, in idyllic Cornwall! This 1920’s home had a complete renovation in 2023 - new roof, windows, siding, central AC, heat, electric, plumbing, and spray foam insulation. The home was taken to its studs, with no stone left unturned, to bring you a quality, high-end, masterful restoration. Situated on 1/2 an acre surrounded by trees, you will have plenty of privacy, while only being 1 mile from the center of town where you can enjoy shops, restaurants, the public library, and so much more. The open floorplan will welcome entertaining, as will the stunning kitchen design with stainless appliances, a center island, and carrara marble countertops. The 2nd floor brings you 3 spacious bedrooms, one with a full en suite bath, as well as a full hall bath. There is an additional half bath on the main level. Outside you will have the option of sipping your coffee on your wrap-around rocking chair front porch, or enjoying an evening cocktail on your back deck while overlooking your level lawn. In addition to the 1,730 square feet of living space, there is also a full basement, a walk-up attic, and a detached garage. JADE OLIVERIO

95 Jersey Avenue

Greenwood Lake, NY

5 Bed | 4 Bath | 5,241 Sq Ft | $3,200,000

95 Jersey Ave, Greenwood Lake, NY – Passive House

Certified Home - A Masterpiece of Sustainable Luxury Set against the breathtaking backdrop of Greenwood Lake, 95 Jersey Ave represents the future of luxury homebuilding— where cutting-edge technology and high design meet environmental responsibility. Designed and built by ATOM, a pioneer in the future of sustainable and smart home construction, this 5,920 SF, 5-bedroom, 4-bathroom residence is a showcase of modern design, energy efficiency, and advanced home technologies.

Michael Kahns

Associate Broker

845.372.8549

michael.kahns@compass.com www.teambanx.com

Kathy Sheehan

Licensed Real Estate Salesperson

845.500.5575

kathy.sheehan@compass.com www.teambanx.com

Own a Landmark. Live in a Legacy.

The Wolfhouse by Philip Johnson.

This is a once-in-a-lifetime opportunity to own a piece of architectural history. Set atop a hillside, with commanding panoramic views of the Hudson River, the Wolfhouse is an iconic residence designed by legendary architect Philip Johnson circa 1950.

Meticulously restored to its original condition in 2020, the home effortlessly blends museum-quality design with contemporary livability. The 4-bedroom, 3-bath residence features oversized plate glass windows, an open-concept floor plan, a working fireplace, and a central courtyard that dissolves the boundary between indoors and out. White oak floors bring a sense of natural elegance, while the updated kitchen bridges modern style with warm mid-century character. Kitchen upgrades include Wolf/Subzero appliance package and custom USM modular cabinetry. Set on 1.4 acres, the property offers privacy, scale, and a profound connection to its natural surroundings. This sun-filled home offers spectacular views of the Hudson River and the NewburghBeacon Bridge.

The Wolfhouse also presents a rare opportunity for investment-minded buyers: Commercial shoot income potential of $15,000–$35,000/day + Short-term rental income averaging $1,250/night.

Whether as a full-time residence, creative retreat, or strategic investment, this extraordinary property stands as a timeless tribute to one of America’s most influential architects—and a bold expression of modern living in the Hudson Valley.

917.608.2980

jruggieri@bhhshudsonvalley.com johnruggieri.bhhshudsonvalley.com

KATHERINE (KAYE) SAGLIBENE

ASSOCIATE REAL ESTATE BROKER

845.629.5367

ksaglibene@houlihanlawrence.com kayesaglibene.houlihanlawrence.com

jstapleton@houlihanlawrence.com

jenniferstapleton.houlihanlawrence.com

Turn-Key Auto & Salvage Business with On-Site Residence in the Hudson Valley

In the heart of the Hudson Valley, a rare turn-key automotive and salvage operation is now available for sale. Family owned and operated since 1976, this fully licensed facility comes complete with a large pole barn, blacktop parking lot, heavy equipment, certified truck scales, tow trucks, and multiple lifts—everything needed to start operating immediately. Adding to its appeal is a modern 30’ x 60’ residence built in 2004, perfect for on-site living or office use. With active licenses for inspection, repair, sales, and dismantling, this clean, well-maintained property offers a seamless transition for anyone looking to step into a thriving business in a prime Hudson Valley location.

Pride of ownership shines in this beautifully remodeled (2022) townhome, located in the highly coveted Stonebridge community. With 2 bedrooms and 2.5 baths, this home offers refined living, thoughtfully designed spaces and exceptional attention to detail throughout. A welcoming entryway leads to an airy and sun-filled first floor. Taking center stage is a stunning and sleek eat-in kitchen with all newer stainless steel appliances and ample cabinet/counterspace. The open dining area and living room exude warmth and sophistication providing a wonderful space to unwind or entertain. This home is the perfect blend of comfort, elegance, and low-maintenance living in one of the area’s most prestigious communities.

2.7 ACRES

PAUL WESTLAKE | BHHS HUDSON VALLEY PROPERTIES

REALTOR® | 646.884.1866 | pwestlake@bhhshudsonvalley.com

$999,900 | Prime 2.7-acre parcel at I-84 Exit Ramp on Route 52 in Fishkill with high visibility and easy access. Features unobstructed views of the Hudson Highlands and borders the future Beacon-Hopewell rail trail. Zoned 311 residential but in a commercial corridor with town support for rezoning. Ideal for mixed-use development, benefiting from highway, local, and future trail traffic. One of the last undeveloped lots in this strategic location.

BROOKE MORENI | HOWARD HANNA

REALTOR® | 908.763.8277 | brookemoreni@howardhanna.com

$225,000 | What better way to enjoy the great outdoors than to be on your own property? All the hard work has already been completed. This move-in ready home is being sold fully furnished! See for yourself with the virtual tour. Some updates include central air, flooring, carpet, fixtures, and plumbing.

LISA BROWN | CHECKERED FLAG REALTY LLC

REALTOR® | 315.820.9056 | lisa@checkeredflagrealty.org

$92,500 | Rustic camp looking for it’s next owner to create lasting memories with. Hit the snowmobile trail from your front door. Enjoy world class fishing down the road at the Redfield Resevior, where you can also do some boating. Property borders state land for hunting and is only a short drive to Osceola Ski Center to enjoy some cross country skiing.

KIMBERLY SMITH | GALLO REALTY ADK

REALTOR® | 518.837.1012 | smith@adk.guide

$235,000 | Peaceful, historic farmhouse on 2.45 acres, fully furnished and movie-in ready as a family home, vacation spot, or Airbnb, located between Schroon Lake and Ticonderoga and just 20 minutes from Vermont. Enjoy two porches to follow the sun. Have coffee on the back porch overlooking the large back yard and woods, or welcome neighbors on the front porch.

We offer realtors and brokers the tools and necessary insights to communicate the character of the homes and communities they represent in aesthetically compelling formats to the most relevant audiences.

We use advanced targeting via social media marketing, search engine marketing and print mediums to optimize content delivery to readers who want to engage on the devices where they spend most of their time.

802 CREEK ROAD, CROWN POINT, NY 12928

Perfect home in the Town of Montgomery. Culinary kitchen and open floor plan for entertaining, in-ground pool, inviting deck, lots of updates, natural gas, beautiful trees, and landscaping. 4-bedrooms, 3 baths with 2 car garage on 1.14 acres. Covered front and back porches, patio, large grass yard with huge Chestnut tree. Remodeled and updated kitchen and bathrooms. Clean, spacious basement and garage. Move In Ready, Super maintained. Clean, refreshing, comfortable, energizing space with park like features. Oak floors with walnut pattern border. Cook’s Kitchen with solid cherry custom cabinetry, Island with lots of storage and room for more than 1 cook. Plenty of natural light. This house blends superior craftmanship with comfort and flows for a gathering and has the ease of everyday living. Enjoy the in-ground pool or walk the expansive, level back yard with a chestnut tree, pines, larch, magnolia, and mock oranges for peace of mind. Valley Central Schools. Excellent commuter location, near I-84, NYS Thruway, and shopping.

11 MAGGIE DUDLEY ROAD, CROWN POINT

3 BEDS | 2 BATHS | 2,200 SQ FT | $620,000

Private Retreat on 64.6 acres! This oasis offers unparalleled privacy and tranquility. Fully furnished and thoughtfully designed, imagine the current home becoming the first floor of a grand Timber Frame chalet expansion! 2,200 sq ft to start includes mud room, large kitchen, three bedrooms, and great room with incredible views and Vermont Castings wood stove. Presently operating as very successful Airbnb. Welcome to your secluded, peaceful, personal retreat! Welcome to Crown Point!

108 GLENWOOD BOULEVARD, HUDSON

3 BEDS | 2 BATHS | 2,210 SQ FT | $425,000

Welcome to 108 Glenwood Blvd, a cherished hillside ranch in the heart of Hudson. This one-owner home offers 3 bedrooms, 2 baths, and a flexible two-level layout with space for family or multi-generational living. The main level features bright living and dining areas, while the lower level offers a family room with fireplace, third bedroom, second kitchen, and bonus rooms for office, gym, or hobbies. Enjoy a private tiered backyard, deck views, and Oakdale Park with its lake just across the street. A onecar garage and lush yard complete this classic, only a 10-minute walk to Warren Street and minutes to Amtrak. Endless potential to update and make it your own!

0 W WOODSTOCK ROAD, BERNE

57 ACRES | $156,750

Bring your vision to Upstate NY -- beautiful, remote, private 57 acre lot with views of Albany and surrounding Catskills, Adirondacks, Greene, and Berkshires mountains. Can use for hunting land, farm, horse farm, livestock, vineyard, orchard, or build. Think seasonal residence, a lodge / cabin, or tiny home! Plenty of room for barns, trails for hiking, snowmobile, cross country ski, snowshoe, and more! 20 minutes to Albany, 45 minutes to Hunter Mountain and Windham Ski Resorts! Option for driveway cuts. Seasonal roadway. Total of 57 acres for sale. Survey and financing available. Grow with us upstate!

KINGSTON, NY 12401

3 BEDS

2 BATHS

1,800 SQ FT

$499,000

Welcome to this beautifully updated home in the heart of the historic Uptown Stockade neighborhood. Blending modern features with timeless charm, this three-bedroom, two-bath property offers a relaxed and stylish lifestyle just moments from shopping, dining, and vibrant nightlife. Step onto the welcoming front porch—a perfect spot to unwind, sip your morning coffee, or watch the world go by. Inside, you’ll find light-filled interiors with warm hardwood floors and a practical layout designed for comfort and entertaining. The modern kitchen boasts timber benchtops, sleek cabinetry, ample prep space, and a large Bertazzoni brand gas stove and oven—ideal for creative home cooks. Downstairs bathroom has been tastefully renovated with contemporary finishes, including striking black tapware. Step outside to enjoy your own private oasis. The very large backyard is landscaped and fully fenced, with an inviting swimming pool that’s perfect for entertaining on hot summer days. Grow your own vegetables all summer! This home offers the best of small city living with suburban comforts.

TIMOTHY HURLEY

C: 845.616.5268 | O: 845.331.5357

Timothy.Hurley@VillageGreenRealty.com www.villagegreenrealty.com

TIMELESS TUDOR CHARM MEETS MODERN LUXURY

3 BEDS • 4 BATHS • 4,812 SQFT • $1,200,000

Back in 1924, this stately Tudor home was the envy of many. Now, all the modern conveniences have been completed without compromising the integrity. Amazing woodwork, french doors, built-ins etc. More property than most, close to an acre, all fenced in with gardens, shrubbery & mature trees. Enjoy that country feel but the convenience of the Village with the ability to stroll to shops, theater, restaurants, galleries etc. The first floor offers a very expansive Living room dining/ room combo which includes a fireplace with an insert that provides warmth quickly. A beautiful gourmet kitchen, with a six-stool island, pull outs, pantry & highend appliances. French doors off the kitchen open to a large deck, great for entertaining or to enjoy morning coffee to take in the beautiful yard, so peaceful and serene, a bird watcher’s paradise. A separate entrance leads to a professional office area that can be changed into an apartment with a special use permit. Second floor has three bedrooms and two fully remodeled bathrooms. One of the bedrooms offers a private bath, reading room and walk-in closet. The third floor is AWESOME! Totally finished to use as you wish. Whole house generator & water purifier in place. Municipal water & sewer, central air, Natural gas heat., Laundry on main level and basement....This gorgeous home is Located diagonally across from Seamon Park and is close to HITS.. Take a bike ride to the lighthouse, walk your pup, make your life enjoyable and stress free.

Beautiful South Side setting for this commercial space - a long time restaurant for many years, bring that back or try a breakfast bar and also have 2 rental units above to live in or rent out for additional income, beautiful park nearby with concert goers in the summer months - just a great place to invest in this beautiful area complete with a Castle on the hill that rents out rooms to perspective travelers - unique decor with a beautiful setting - was always family style dining with a beautiful bar area separate from the dining - take a look - owner motivated

CRAFTSMAN HOME TO-BE-BUILT

53 BROMLEY ROAD, SAUGERTIES, NY 12477

3 BEDS | 2 BATHS | $625,000

This lot is owned by Benjamin Custom Modular Homes, Inc. and listed by their sister company Benjamin Realty as a home to be built. This is a projected price with the options shown in these photos. Pricing is contingent on the finishing options chosen. You make all decisions with the build of this home. This attractively designed Craftsman house plan features a captivating exterior finish with lovely outdoor space and an interior layout that is family friendly with loads of expansion space. An overhead decorative gable, cedar vinyl shakes, a dramatic flair to the exterior and there is an amazing front covered porch as well. The porch is highlighted with double columned beams, open railing, an abundance of space to relax in or greet family and friends. The interior layout offers approximately 1,680 sq ft of living space that includes an open floor plan, three bedrooms and 2 baths. A choice of a crawl space or full unfinished basement is available with the plan at no additional charge and, of course, the home can be modified to the second floor with additional square footage as loads of unfinished storage space. There is a two- car side entry garage with plenty of vehicle and storage space.

DEBRA BENJAMIN PRESIDENT | PRINCIPAL BROKER

845.633.3301

debsmods@aol.com

3156 Route 9W, Saugerties, NY 12477

5105-5103 Route 82 Salt Point, NY 12578

4 BEDS (2 BEDROOM COTTAGE) | 2 BATHS 2,910 SQ FT | $649,000

Classic farmhouse style home, sets on beautiful country property. Rock on the back deck and enjoy the peace and serenity. The main house has been totally renovated. Custom features through out. All new chefs kitchen, large serving and eating bar with a large open floor plan to Living Room or Great Room. Custom wood working and wood floors through out, 3-bedroom have carpet. Primary suite has hardwood floors and a spacious ceramic tile bah room and walk in closet. Lots of ceiling to floor atrium windows in Kitchen-Great, allows for the suns natural rays to warm your home.

25 Carroll Street, Poughkeepsie, NY 12601

3 APARTMENTS | TWO 1 BEDS AND 1 STUDIO | 1 CAR GARAGE | 559,000

Dutchess County. Excellent investment property! Turn Key! Income producing with a prime central location for access to Town shopping, trains, bus routes, schools eateries and much more. Well maintained. Long term Tenants.

Peaceful Colonial Estate in Coveted

Austerlitz Location

7 Partridge Drive, Austerlitz, NY 12017

4 Beds | 5 Baths | 4,381 Sq Ft | $1,875,000

If your dream is a country retreat offering total privacy and serenity, look no further. Welcome to a peaceful haven where the only sounds are birdsong and the rustling of leaves, and the only views are of the natural beauty that surrounds this gracious Colonial, nestled on 30 lush acres.

Wander down a woodland path to a hidden pond--your own private sanctuary, where the worries of the world melt away. The classic Colonial home is spacious and elegant, with four fireplaces and generously sized living, dining, and family rooms. A charming office tucked at the back of the house opens directly onto a stone patio, perfect for quiet work or morning coffee. The spacious attic has been fully finished and would be perfect as an office, studio, yoga or as-needed sleeping space.

The kitchen overlooks the gardens and connects to a private ‘’nanny’’ or guest suite, offering flexibility and comfort. Upstairs, you’ll find a roomy primary suite with fireplace, along with two additional guest bedrooms.

Located in Austerlitz, one of the Hudson Valley’s most desirable rural hamlets, just minutes from the vibrant village of Chatham and a short drive to the Berkshires, this is the kind of home you long for when you’re away—a true escape.

LISA BOUCHARD HOE PRINCIPAL BROKER

413.329.1162

lisa@tkgre.com tkgre.com

HUDSON VALLEY HIDDEN SANCTUARY

43 BEE TREE LANE, ACCORD, NY 12404

3 BEDS | 4 BATHS | 2,786 SQ FT | $1,675,000

Escape to 43 Bee Tree Lane - A Rare, Hidden Hudson Valley Sanctuary. Tucked at the end of a quiet private road, 43 Bee Tree Lane is more than a country estate—it’s a lifestyle. This impeccably maintained wooded retreat spans 9.4 secluded acres in the heart of the Hudson Valley, where peace, privacy, and natural beauty live in quiet harmony. As you approach the home up the long winding drive past unique iron outdoor sculptures, the outside world begins to fall, the outside world begins to fall away. The landscape reveals itself in thoughtful progression—first the fruit orchards, then bursts of color from the flower beds, followed by lush vegetable gardens and peaceful walking trails inviting you to linger a little longer in nature. Whether you’re savoring your morning coffee, dining al fresco or toasting the day with a glass of wine on the oversized screened porch, the view is a living painting: lush gardens, towering trees, wildlife and birds in flight, from delicate goldfinches and bluebirds to majestic owls gliding silently past. Inside, every detail reflects care and craftsmanship. Gleaming hickory floors set a warm, grounding tone throughout the sun-drenched open living space. A dramatic stone fireplace anchors the great room, providing an inviting focal point in every season. In the kitchen, form meets function with generous maple cabinetry, high-end appliances, and hand-painted ceramic tiles from Ravello, Italy—a timeless fusion of European charm and refined taste. The first-floor primary suite is a private sanctuary, complete with a spalike Moroccan-tiled shower, marble-topped double sink vanity, and a spacious walk-in closet. Upstairs, a loft-style den overlooking the living room offers the perfect space for working from home or welcoming overnight guests. Down the hall, a separate bedroom and full bath with jetted tub and Spanish tile provides comfort and privacy. 43 Bee Tree Lane isn’t just a home—it’s a retreat for those who know that true luxury is presence, privacy, and peace. A personal sanctuary where design meets nature—and life slows to the pace of intention.

Where Architecture Meets Nature

A rare underground retreat with walls of glass framing breathtaking mountain and valley vistas, this one-of-a-kind property offers unmatched privacy, modern style, and year-round comfort thanks to its earth-protected design. As you arrive, an arbor laden with grapes leads to a sprawling deck running the length of the house, where panoramic views spill inside through floor-to-ceiling doors. Inside, the graphic designer/owner has infused the 2-bedroom, 2-bath home with a creative mid-century/contemporary vibe—polished concrete floors, colorful accents, and custom touches throughout. The layout offers flexibility for living, entertaining, and income, with a separate guest suite featuring its own entrance, gardens, stylish bath, and kitchenette. A current STR permit adds value and potential. Perched above the main home, a fully self-contained cottage expands the possibilities. With 1 bedroom, 1 bath, kitchen, woodstove, and its own expansive deck, it captures nature’s beauty in every moment. Also STRpermitted and ADU-approved, it functions perfectly as a guest house, income rental, or inspiring studio space. Privately situated among lush gardens, a field of ferns, and a creek below, this distinctive property offers endless possibilities—whether as a serene retreat, full-time residence, or investment. Just minutes from Spruceton Valley, with its fishing, hiking, and West Kill Brewery, plus easy access to skiing and festivals at Hunter Mountain, it’s truly a once-in-a-lifetime Catskills find.

3 BEDS

2 BATHS

1,327 SQ FT

892 DURHAM ROAD, GILBOA, NY 12076

Modern Log Chalet on 22 Private Acres - Beautiful custom-built log chalet, set on 22 secluded acres with panoramic mountain views. This well-maintained home offers an open floor plan, natural wood finishes, and abundant light throughout. Enjoy outdoor living on the expansive wrap-around porch, perfect for relaxing or entertaining. This property is a very successful Airbnb with a strong rental history and excellent reviews. Located in the heart of the Catskills, you’re just a short drive to charming restaurants, breweries and wineries - making this the ultimate four-season getaway or full time residence.

LACEY SALA

LICENSED REAL ESTATE SALESPERSON

518.821.6029 salalacey@gmail.com www.brendaburke.kw.com

4 BEDS

2 BATHS

2,630 SQ FT $949,999

378 COUNTY ROAD 354, PRESTON HOLLOW, NY 12469

Renovated 1850’s farmhouse on 50 acres with retreat barn & stunning views! Historic charm meets modern updates in this beautifully renovated farmhouse, set on 50 private acres with sweeping views. Featuring original wide-plank hardwood floors and a newly updated gourmet kitchen, this home offers rustic character with thoughtful improvements. Some finishing work remains, offering an opportunity to make it your own. Currently used as a yoga and mindfulness retreat center, the property includes a brand new 30X32 barn, ideal for events, workshops, or studio space, plus a 40x40 fully enclosed garden. Rolling fields and open skies make this an exceptional setting for a private residence, retreat venue or creative business venture.

Welcome to 84 Andriana Lane—where elegance meets ease in this sun-drenched, end-unit townhome designed for those who value both comfort, privacy and connection. Ideally located near top-tier healthcare, vibrant faith communities, state offices, and renowned universities, this residence offers the rare opportunity to downsize without compromise. Enjoy low-maintenance living in this beautifully appointed 3-bedroom, 2.5-bath home featuring rich hardwood floors throughout, custom builder upgrades, and thoughtful modifications for modern living. With only one shared wall, this quiet corner unit offers abundant natural light, enhanced privacy, and the sense of a standalone home. The main level’s open flow is ideal for everyday life and entertaining, while the upstairs hosts a primary suite with a walk-in closet and large bathroom, a separate laundry room, and two additional bedrooms. A full basement provides potential for additional living or recreation space. Discover the luxury, location, and lifestyle you’ve been waiting for.

422 Sacandaga Road, Fort Johnson, NY 12070

5 Beds | 3 Baths | 2,900 Sq Ft | $549,000

HUGE PRICE REDUCTION! SELLERS WILL ENTERTAIN ALL REASONABLE OFFERS! 47 acres of privacy compliment this 5 BR 3 Full BA Colonial in the Broadalbin-Perth School District. Every room has been recently painted, and most rooms have new LVT flooring or carpet. Great Room with vaulted ceiling & fireplace. Large kitchen with new appliances & dining area, walk-in pantry, solid oak flooring. 1st floor laundry room w/laundry chute. Cathedral ceiling entry. Large deck off Great Room. Approx. 1000 sq ft partially finished walkout basement with pellet stove. Tesla Solar system with 10 years left on lease to be transferred. 1000 gallon buried owned propane tank. Easy access to Capital District & Saratoga.

155 ANDREWS ROAD, SLOANSVILLE, NY 12160

Country Living at its Finest

3 BED | 2.5 BATH | 2,268 SQFT | 163 ACRES | $985,000

Discover the beauty of this rare find. This is country living at its finest. Whether you’re looking for a primary or second family home, this property has it all. This spacious 3 bedroom, 2 1/2 bathroom home located on 163 acres is perfect for the outdoor enthusiasts. The expansive land features wooded areas, open fields, trails, and an amazing pond. Perfect for farming, gardening, recreational use, or just simply enjoying nature. There are 4 lots in total associated with this property. Parcels include 16.-1-22(118 acres), 16.-1-23(22.2 acres), 141.-1-41(11.1 acres), 16.-1-5(11.9 acres)- 163.2 total. Schedule your showing today.

OFFERED AT $995,0000 EdinburgGreat Sacandaga Lake. Discover your own ADK paradise just steps fm the GLS. Spanning 205.9 acres, secluded retreat features 2 peaceful creeks, scenic trails & 12’ of deeded lake & dock rights - all anchored by a beautifully crafted 2591 st ft home set 816’ off the rd for unmatched privacy. Residence has been thoughtfully upgraded to blend comfort & rustic charm including 3BR/3fully renovated baths. Wood burning FP, wide plank HRDWD flrs, gourmet kit w/granite, subzero fridge, SS appliances. Expansive ADK great rm ideal for entertaining. IG pool. 37’x43’ custom metal barn to store the recreational gear. Whole house generator, cent air, newer propane & oil furnaces. This year round residence can be a recreational escape or a high end AIRBNB investment.

4709

THIS IS THE COMPLETE PACKAGE. This home is “MOVE IN READY” Perfect for relocating families. You will get a completely remodeled gorgeous home with a “FINISHED BASEMENT” perfect man cave/ lady den/ older kid cool private own space. Located in the heart of Prairie Village-KS is being “Sold As Is”. Breath taking Two-tone modern siding (fiber cement with 25+ year manufacturer warranty) and New silent garage doors, New Thermal Windows and so much more.

GINA BAHAMONDE

REALTOR®

816.522.9859

DON’T JUST DREAM IT.. OWN IT!! Imagine building your perfect dream home on this corner lot. This rare opportunity in Strawberry Hill on one of the most sought after blocks in the area. This lot could feature incredible opportunity for a residential family home, right in the heart of Kansas City. Convenient location, just minutes from the Strawberry Hill amenities, downtown KC, Plaza area, Riverside and much, much more!

ginabahakcprop@yahoo.com

DON’T JUST DREAM IT... OWN IT!! This ranch home offers 2 beds & 1 bath, attached one car garage, offers 1,092 sqft. Living space. Home is located in the highly prestigious sought out zip code in blue valley school district. This property presents a fantastic investment opportunity. Perfect for both first time home buyers and seasoned investors alike. This beauty has an amazing back and front yard. Just waiting for the right investor/buyer. This home has so much potential for remodel/rehab. Bring your ideas/vision. This diamond in the rough will not last.

JOY TRESCOT

BROKER

315.730.7882 joytrescot@yahoo.com

3 BEDS • 2 BATHS • 1,376 SQFT • $695,000 Dreaming of beautiful sunsets on Owasco Lake? Here’s your chance! This gorgeous home in Indian Cove would be a great vacation spot or year around home. Upon entering you’ll have unobstructed views of the lake via the open concept living/ dining area. Through the expansive sliding patio doors you’ll find a newer large trex deck to entertain while taking in the views or swimming off your dock! Once you are done enjoying lake life you’ll have time to appreciate the brand new kitchen featuring quartz countertops and professional grade stainless appliances. A completely remodeled bathroom/laundry area and a bedroom round out the first floor. Upstairs you’ll find a primary bedroom and bathroom, with a balcony to watch sunsets or have your morning coffee! There is also an additional bedroom, as well as an office/flex space. Sitting behind the home is a two car garage with plenty of attic space for storage. The home is kept comfortable year round by energy efficient heat pumps, and a newly installed backup generator guarantees you’ll never be without power. High speed internet is also available making this a great place to work from home. New septic system being installed in the next few weeks. Don’t miss your opportunity to relax and enjoy lake life, schedule a showing today! 106

5 BEDS • 3 BATHS • 4,554 SQFT • $700,000 When old meets new thoughtfully the result is beautiful. Welcome home to 2450 State Route 21 in Canandaigua. Architecturally designed expansion and updates executed with craftsman like detail will delight you while your eye is drawn to the surrounding Finger Lakes landscape framed in every window. The front entry way has historic etched double doors that welcome you to a foyer with sweeping staircase. Enter the study or proceed to the dining room with a seating area from there enter the kitchen with inset custom cabinets and stone counter tops. Guests will gather at the island or enjoy conversations in the adjoining great room or they can enjoy sunsets from the veranda or weather permitting take a walk on the trails on your 8 acres or take a swim in the pool. Accessible bathroom, butlers pantry and second entry way finish the first floor. Take the front or back stairs to find 4 bedrooms including the primary suite and second floor laundry. Additional living space over the garage. Please note the square footage is from the architectural plans. Listed by: Roxanne S. Stavropoulos, Howard Hanna

ROXANNE STAVROPOULOS

CHARMING MOUNTAIN ESCAPE

3 BEDROOM | 2 BATHROOM | 1,424 SQFT | $820,000

This private year-round Adirondack cabin offers a view and experience like no other in Long Lake. The panoramic views change on a daily and seasonal basis offering a true oasis that is still close to town. It has one of the most majestic views in the Adirondacks. The cabin has three bedrooms including a loft bedroom. There are two full bathrooms, an open kitchen and dining space area that is connected to the living room. The dry basement offers storage, as well as the opportunity for future living and/or bedroom spaces. The covered porch is a tranquil space for morning, afternoon, and evening gatherings. In the morning you can watch the sun rise and the fog lift; in the afternoon you can enjoy the direct sunshine, and in the evening you can enjoy the sunset and the stars. At any time of day you can enjoy the wildlife that surrounds the cabin in its secluded and wooded location. The lawn area is landscaped in a way that allows for seasonal wildflowers to arise, while also offering a flat and expanded lawn space for family gatherings and enjoyment. The large handcrafted stone fire pit is a central piece of the property and looks out onto the awestriking view. This is most exciting during the Town of Long Lake’s firework celebrations where you can watch from your own personal vantage point. This property offers the opportunity to own a very special place in the Adirondacks, where you can live year-round or utilize as a seasonal retreat.

Welcome to 109 Unadilla Trail—your dreamy lake getaway! This gorgeous home brings together cozy comfort and natural beauty, with 2 generous sized bedrooms, 2 full bathrooms, and plenty of room to enjoy lake life all year round. Inside, you’ll find a bright, open layout with sleek quartz countertops, a convenient first-floor primary bedroom, and laundry right where you need it. One of the coolest features? A stunning cathedral ceiling with rustic barnwood from the original cabin, plus a charming refurbished stove in the kitchen that still works like a charm. Upstairs, there’s a spacious loft with big closets and another full bath—perfect for guests or turning into your own hangout spot. Step outside and take in the peaceful views from the covered porch or patio—ideal for morning coffee or evening chats. And yes, you’ve got beach access and water rights, so lake days are totally in the cards. There’s also a camper hookup (electric and septic), a carport, CENTRAL AC, all-new appliances, a new well and furnace, a whole house GENERATOR, a whole-house AIR EXCHANGE system (you will have comfort knowing you are breathing clean air all day long), and a dry full basement for tons of storage. Whether you’re looking for a smart investment or your own slice of paradise, this place has it all. Come check it out—you’ll fall in love.

Serene One-Acre Lot

4458 E LAKE

ROAD, CAZENOVIA, NY 13035

5 BD / 3.5 BA / 2,975 SQ FT / $949,900

Just steps from the Village of Cazenovia with no village taxes, 4458 East Lake Road offers the perfect blend of privacy, luxury, and convenience. This stunning contemporary home is ideally situated across from Lakeside Park and boasts breathtaking, unobstructed views of Cazenovia Lake. Enjoy spectacular sunsets from the expansive deck, complete with a relaxing hot tub and tranquil koi pond, creating an outdoor oasis that feels like a year-round retreat. Inside, the home welcomes you with a striking open floor plan thats as functional as it is beautiful. The great room features soaring ceilings, a dramatic circular window, a wood-burning fireplace, and floor-to-ceiling windows that flood the space with natural light. A tasteful open staircase with custom ironwork adds to the homes architectural charm. The chefs kitchen is a true showstopper, outfitted with rich maple cabinetry, a large center island, high-end appliances including Thermador ovens and cooktop and a Subzero refrigerator. It seamlessly opens into a cozy family room with a gas fireplace and a custom bar area complete with a wine chiller, making it ideal for entertaining. On the opposite side, the formal dining room is perfect for hosting special occasions and includes a sliding door that leads to a private backyard patio. Upstairs, the grand primary suite offers a peaceful retreat with cathedral ceilings, a gas fireplace, a luxurious en suite bath, a spacious walk-in closet, and a private balcony overlooking the lush landscape. Three additional bedroomsone currently used as an officeand a beautifully updated full bath complete the upper level. The lower level expands the living space with a freshly painted and newly carpeted fifth bedroom, a full bath, a home gym, and ample storage. A two-car garage and numerous updates throughout including Mahogany Front Door, newer windows, updated bathrooms, new carpet, fresh paint, new driveway and landscaping add to the homes comfort and value. With its unbeatable location, architectural flair, and picture-perfect setting, this one-of-a-kind property is truly a must-see!

The eclectic “CUTBUSH” house, built around 1830 by Dr. Edward Cutbush, is a historic lakeside home perched high on the west bank overlooking Seneca Lake, offering 186 feet of frontage. Designed to maximize lake views from every room, it features large windows, French doors, and expansive porches accessible from the kitchen, great room, and bedrooms. The home retains original charm with high ceilings, detailed woodwork, multiple fireplaces, and modern updates including a quartz countertop kitchen, updated baths, and second-floor laundry. The finished 1,074 sqft lower level can serve as an in-law suite or home office with private exterior access and lake views. Outdoor amenities include a new composite dock with mooring options, a boat lift, a tram for lake access, and a Shore shed with electric. Located in the Historic South neighborhood, the property is walkable to downtown and Hobart William Smith Colleges.

7658 COUNTY ROAD 153, OVID, NY 14847

5 BD | 3 BA | 2,288 SQFT | $1,348,000

This pristine 11.4-acre waterfront property in the desirable Sheldrake community along Cayuga Lake offers stunning lake views and private access to 220 feet of shoreline with a dock and beach. The charming 5-bedroom, 2.5-bath Cape Cod features three first-floor bedrooms, including two with private baths, a wood-burning fireplace, and ample space for relaxation and entertaining. A new backup generator ensures continuous power, while the lower level provides additional living areas such as a game room, gym, or workspace, along with significant lockable storage. The expansive back acreage includes a restored barn suitable for hosting events like weddings or live music, with plenty of parking, and a versatile outbuilding that can be transformed into a studio or guest house. Located within walking distance of wineries, taverns, and a public boat launch, and just minutes from Trumansburg, Ithaca, and Seneca Falls, this property is ideal as a primary residence, summer retreat, or investment, offering easy access to the attractions and wine trail of the Finger Lakes region.

See listing site for 3D Tour and Drone videos

Cozy Mountain Getaway for Ski Enthusiasts

Naples, New York, United States

Welcome to the “Valley Villa” of Naples, NY. This exquisite 5-bedroom, 3-bathroom Austrian Ski Chalet is nestled on a sprawling 6+ acres of picturesque beauty. This fully renovated gem offers the perfect blend of modern luxury and natural serenity. The home includes a spa room with multi-jet stand up shower and dry sauna, billiard room complete with pool, games and built-in bar, an indoor hot tub room with sliding door to the back deck. This property is fully stocked to be your home away from home.

As you explore the property, you will discover a stocked pond, grape vines and mature fruit trees that paint the landscape with color and flavor. Have you seen the Finger Lakes in the fall? This property is surrounded by incredible colors as the hills go on for miles. The Villa is located just minutes from the South end of Canandaigua Lake and multiple ski resorts for year round fun.

Situated right outside of the village of Naples, NY, this Villa is your gateway to a vibrant community known for multiple wineries and a delightful culinary scene. Whether you seek relaxation or adventure, this property offers it all. Book your stay today.

Book Now!

Scan the barcode for more information!

SCOTT

LAND SPECIALIST / LICENSED IN NY

c: 585.610.7583

brandon.scott@whitetailproperties.com

Escape to the tranquility and privacy of 103+/- acres of unspoiled nature, where towering trees, serene ponds and abundant wildlife surround this charming custom log cabin retreat. Perfect for those who cherish the outdoors, this secluded oasis offers the ultimate in peace and hill-top privacy while providing modern comforts in a rustic setting. Tucked away in the woods, the two-story entryway welcomes you with an art gallery leading into a spacious great room. Rustic beams, a creek stone fireplace and an open staircase with custom steel railings set the tone for this warm and inviting home. A cozy loft bedroom with lighted bookcases overlooks the space, offering a charming perch to take in the natural beauty outside. This space can also be used as an office, reading room or quiet space to relax. The original log cabin features a bedroom with its own fireplace, a full kitchen, a dining room and a full bath-all designed to blend seamlessly with the natural surroundings. The 640 sq. ft. primary suite addition (2018) provides a vaulted ceiling, heated floors, a coffee bar with a wine fridge and a spalike en-suite bath with a convenient laundry area. The full basement, complete with heated floors, includes a family room with a wood stove, a canning pantry, an additional bathroom and a large room currently used as a gym. A one-of-a-kind underground tunnel connects the basement to the two-story garage, adding both convenience and a touch of adventure. Step outside and immerse yourself in nature. A screened-in porch overlooks the ponds, offering a serene spot to enjoy morning coffee or evening sunsets while listening to the sounds of birds and rustling leaves. The covered front porch provides another perfect vantage point for watching deer, wild turkeys and other native wildlife roam freely across the land. For those who love to explore, the property boasts lush forests filled with Ash, Maple, White Oak, Red Oak, Beech, and Larch trees, making it ideal for hiking, birdwatching and foraging. The four picturesque ponds attract a variety of wildlife and create a peaceful environment for reflection. Whether you dream of living off the land, enjoying the sights and sounds of untouched wilderness, or simply having a peaceful retreat away from it all, this property is a rare find. Come experience the beauty and serenity of this extraordinary natural sanctuary.

hamlet of FOWLERVILLE

5 BD | 4 BA |

Don’t miss this opportunity to own a beautifully updated and spacious two-story home, perfectly situated on a generous 3.1-acre corner lot in the quiet hamlet of Fowlerville, within the Town of York. This home has a substantial great room with open floor plan - kitchen/dining area/family room. This sizable room features tongue & groove knotty pine on some walls as well as covering the entire ceiling which is vaulted with exposed supporting beams. Flooded with light from the bank of windows on one side, sliding glass doors opposite and numerous skylights. Also has wood burning fireplace with brick surround and multiple ceiling fans. Separate living room has gas fireplace and radiant heating in the floor. Primary bedroom is on the first floor with private bathroom and walk in closet. Laundry room with utility sink is just off kitchen. Home has studio apartment which has a private access as well as entry from the main home. Recently completed entire remodel of this area. Fantastic space for use as inlaw apartment or rental. Second level has 3 bedrooms, 1 full bathroom, room used as storage and has mini splits for heat/ air conditioning. One car attached garage, current usage for lawn mover & landscape equipment. Also has a detached two car garage. This one-of-a-kind property blends rustic charm with modern functionality—perfect for multi-generational living, entertaining, or simply enjoying the peace and privacy of country living.

PAT COLE

LICENSED REAL ESTATE BROKER

585.315.6617

pat@abcolerealestate.com www.abcolerealestate.com

LAN S. COLE

LICENSED REAL ESTATE SALESPERSON

585.750.3320

alanscole@abcolerealestate.com www.abcolerealestate.com

My Real Estate career has been one of the best things that has ever happened to me. I come from humble beginnings. One of 6 children to Immigrant parents. I have always been driven to be the “best” whether it was waiting on tables or being a Realtor. In my first year of Real Estate in 1980 when interest rates were 17%, I was working at two jobs but was determined that I was going to be the best realtor. I sometimes worked until 2 A.M. at the office after my first job was over.In my first year, was Number 1 for Century 21 , selling 1 million dollars worth of real estate. Century 21 asked to speak at at Tri State Convention telling over a thousand people why I was successful in my first year as an agent.

I had no idea what to tell the people in the audience other than; we were lucky to live where we live, and that we had the opportunity to be whatever we wanted to be...all we had to do to achieve our dreams was to work hard!

This is my 40th year as a Realtor. I still believe every word that I said 39 years ago to that crowd of people...work hard, be honest and give your clients the best service you can. The rest will come.

RITA FRELING

LICENSED REAL ESTATE SALESPERSON

C: 585.703.2309

O: 585.279.8094

ritafrelingrealtor@gmail.com

ELEGANT 5 -BEDROOM HOME ON 1 . 1 ACRES WITH POOL IN LOCH LEA ESTATES

This stunning home features five bedrooms and 2.5 baths and is situated on a 1.1-acre cul-de-sac lot in the highly sought-after Loch Lea Estates, close to all conveniences. The large, welcoming foyer features custom railings on the staircase, adding an elegant touch, and showcases the open floor plan. The kitchen boasts cherry cabinets, granite countertops, a breakfast bar, and stainless-steel appliances. Enjoy the sunroom/breakfast room or spacious eating area off the kitchen, which is enhanced with a beautiful copper tray ceiling. The family room features a soaring ceiling and a layered stone fireplace with a gas insert. The formal living and dining rooms have new wallto-wall carpeting. The den featuring newer wall-to-wall carpeting, custom-built-ins, & French doors is off the foyer. The ensuite includes a vaulted ceiling, new wall-to-wall carpeting, a large walk-in closet & a glamour bath with a whirlpool tub, a shower stall, and granite countertops. Additionally, there are four more generously sized beds, all with new wall-to-wall carpeting, just installed. The fabulous yard is complete with an in-ground gunite pool that includes a jacuzzi, cool deck surface around the pool, a privacy fence, and additionally a stamped concrete patio surrounding the expansive pool area. The large first-floor laundry/mudroom is accessible from the 3.5-car side-load garage. The partially finished lower-level rec room, with new wall-to-wall carpeting installed in Aug ‘25, is a great bonus area. Home has beautiful natural light throughout! Additional recent upgrades include a newer roof (2018), a newer furnace and AC, and two new hot water tanks. The home was repainted throughout, and wallpaper was removed in several rooms. This lovely home features beautiful natural light. Additional features include an irrigation system front and back, an alarm system, and a whole-house generator. Home is located in the highly rated Williamsville School District and is close to all conveniences!

Welcome to Mountain Brook Estate, an ultra-private, luxurious mountaintop retreat encompassing 26+ acres on one of the highest elevations in the Hudson Valley. An hour from New York City and minutes from West Point, this nearly 8,000 square foot contemporary estate has been meticulously renovated to showcase commanding views of the Hudson River, Storm King Art Center, and the surrounding Catskill and Shawangunk ranges.

Blending modern design with timeless elegance, the open-concept residence offers a generous kitchen with two islands, adjacent dining area, 3 great rooms, 4 legal bedrooms, along with a collection of 5 versatile bonus rooms and private offices that can be tailored for additional sleeping quarters, creative studios, or wellness spaces. The spacious layout is framed by soaring ceilings and walls of glass, allowing natural light and panoramic vistas to flood every corner. Multiple fireplaces and thoughtfully designed living spaces create the perfect balance between comfort and sophistication.