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NOVEMBER 2010 a scheinmedia publication


75 acres of endless possibilities

Private Estate, Horse Farm, Single-Family-Home Community, Conference Center... Listed by Beryl Veasey Oles, Prudential Serls Prime Properties see details page 33.

Greener Oasis

sustainably chic products for bed and bath p18

real estate listings p33

e su Is


also inside: Boomers’ guide to living supplement

Ev er y

buildings in profile: 123 Third and catskill farms p16


marketing strategies that get results p22



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2 NEW YORK HOUSE / November 2010

Jeff Gordon’s office is a bit more extreme than most. It’s hot. It’s loud. You don’t want to know what he spends on gas. So when Jeff gets home, he wants to be comfortable without spending a fortune on fuel. That’s why when it was time to decide how to condition his house, Jeff chose a WaterFurnace geothermal heat pump. A WaterFurnace geothermal system uses the clean, renewable energy stored in your backyard to save up to 70% on heating, cooling and hot water. It’s the environmental equivalent to planting an acre of trees or taking two cars off the road. It’s good for the environment, it’s great for your budget and thanks to a 30% federal tax credit, now is the best time to act. Visit for more information and to find a local dealer.

visit us at WaterFurnace is a registered trademark of WaterFurnace International, Inc. ©2009 Jeff Gordon, Inc. The name, likeness and signature of Jeff Gordon are used with the permission of Jeff Gordon, Inc.



Best Mortgage 845.463.3011 | To become an HVFCU member, all you have to do is live, work, worship, volunteer or go to school in Putnam, Ulster, Orange, or Dutchess Counties.

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*Pre-approval does not qualify for this offer. Separate mortgage application must be received between July 6 and November 15, 2010 and the mortgage must close by January 31, 2011 to be eligible. $399 toward closing costs will be credited to your HVFCU account within one week following closing. Valid for purchases only. Not valid for mortgage refinances and home equity products. Limit one offer per household per year. Offer may not be combined with any other offers or discounts unless otherwise noted. This offer may be withdrawn at any time. Membership required.

4 NEW YORK HOUSE / November 2010

contents / november 2010 Volume 8, Issue 5

Features 18 greener oasis Stop dreaming of an eco-haven, and make it a reality with sustainably chic products for every bedroom and bath. BY MEGHAN ZANETICH; PHOTOGRAPHS PROVIDED

21 Soft on the planet

Keetsa’s plush, affordable ecofriendly mattresses come in small packages.

By Dan O’Regan; PHOTOGRAPHS provided

26 modern art


Hudson River and Catskill Mountain views provide the perfect natural backdrop for this high-performance contemporary home on a hill. by Anne pyburn craig; photographs by deborah degraffenreid

Also in this Issue: 16 buildings in profile 123 Third brings elegant luxury living to East Union Square; Catskill Farms builds small, affordable, high-performance second homes in bucolic Sullivan County.

22 marketing strategies that get results

clockwise from top: photograph provided (3); deborah degraffenreid



Whether you’re selling real estate, businessto-business services, or consumer products, creating the right message, for the right market, through the right medium is essential for success.

Departments 6 from the editor 6 publisher’s note 8 entryway 10 live/work 12 Green events 14 what you don’t know

The Markets 33 REal Estate Listings 49 index of advertisers


25 ASK THE GREEN advocate 30 our green future 31 on the web 32 inner space 50 back porch 5

from the publisher and editor

deborah degraffenreid

Big Plans for 2011 November marks the beginning of many things. First, the Thanksgiving-to-New Year’s holiday rush begins in earnest. The hustle, bustle, and stress of it all come to the forefront and we wonder “how am I going to get it all done?” And of course, we do and then it’s 2011. This also means reengaging our professional lives. The past two years have certainly been challenging and there is no guarantee that next year will be any easier. However, every single day we’re given the opportunity to bring something new to our business. This year ScheinMedia launched a series of networking events in New York and New Jersey that have brought more than 600 real estate, development, finance, legal, green

building, and other professionals together in a casual and comfortable forum. We’re delighted to announce that we’ll be producing these same quality events in the Hudson Valley. Aptly named “The Most Important Business, Real Estate & Green Networking Event in Hudson Valley History. Ever!” this event is a way to show that there is an incredible amount of possibility in this region. Our plan is to showcase it in a very exciting way. This first networking event is scheduled for February and we’ll be making big noise about it. So as we move into the end of this year, we definitely have our eye on 2011 and look forward to your being part of it.

6 NEW YORK HOUSE / November 2010

deborah degraffenreid

Editor Nancy Meyer Ar t Director Julie Novak Green Advocate Paul McGinniss Editorial Intern Dan O’Regan Production Director Jessica Housen

Jonathan A. Schein Read columns by Jonathan A. Schein on

Contributing Designers Amanda Bankowski, Rebecca Young Proofreader Frances M. Platt Contributors Eric Francis Coppolino, Anne Pyburn Craig, Deborah Degraffenreid, Roy Gumpel, Susan Krawitz, Meghan Zanetich

Designs for Living William McDonough, a leader in sustainable development, gave an inspiring keynote at Urban Green Expo last month that challenged architects and designers to think beyond efficiency. He urged them to create “effective designs”— designs that are regenerative, restorative to natural resources. What’s needed, he says, are more buildings that produce clean energy, air, water, and food—buildings that essentially turn waste into nutrients. It’s already being done but needs to be widespread. He pointed to a few of his architecture/design firm’s projects: • 901 Cherry, built in 1997 for Gap, Inc., and now Google’s YouTube headquarters, has been recognized as the second most energy-efficient building in California, featuring natural ventilation, extensive daylighting, a 70,000 square foot living green roof, and other innovative designs. • A 10-acre green roof atop Ford Motor’s 1.1 million square foot Rouge truck manufacturing plant in Dearborn, MI solved a toxic stormwater problem through innovative, natural, sustainable design. • The Bernheim Arboretum and Research Forest Visitor Center in Kentucky, a LEED Platinum design, incorporates solar and geothermal energy, reclaimed and sustainably harvested woods, and a vegetative roof. • Oberlin College’s Lewis Center for Environmental Studies is a net energy exporter, producing 30 percent more energy than it needs to operate and sharing it with the community. • NASA’s Sustainability Base, under construction, will purify its water, use natural ventilation and daylighting, use the sun for energy and the Earth for cooling, and compost its waste—“it’s a space station on Earth,” the designer says. • The Ferrer Research & Development Center, aka “the butterfly building” in Barcelona, currently in the design phase, will restore biodiversity of butterfly species in addition to the biomedical research work done there. “Make buildings alive; provide habitat; design for living things. What if a city becomes a farm?” McDonough asks. For buildings to create clean resources and nutrients requires a change in perspective, McDonough says.

Publisher Jonathan A. Schein

“Being less bad is not being good,” McDonough asserts. “We need a new attitude among designers: Rather than bemoaning our limits, like in An Inconvenient Truth,” perceive every product or material as part of the nutrient cycle. Design for nine billion people, rather than perceive every newborn child as a population problem, he suggests. Environmentalists see development as bad because development means spreading asphalt—but once the majority of developments regenerate natural resources, the paradigm will shift, the designer asserts. But industry must act on pure self-interest. Commerce will drive this change, not government mandates. In fact, he points out that regulations are a signal of design failure and create further problems. To satisfy new rules for lead-free children’s jewelry, the Chinese are substituting lead with cadmium, which is much more dangerous; the glut of lead is making its way into gasoline in Africa, McDonough says. Environmentally friendly solutions will always be the cheapest and most effective, he asserts. Architects should incorporate Cradle-to-Cradle concepts into buildings, as more product manufacturers like Steelcase, Herman Miller, and others demonstrate it’s highly profitable, he says. McDonough and his colleague, German chemist Michael Braungart, developed Cradle-to-Cradle (C2C), calling for products to be made with safe ingredients that be returned to nature or industry, by companies that are socially responsible, commit to renewable energy, and safely use water. C2C designs are entering into the public domain worldwide with the launch of the Green Products Innovation Institute (GPII), a nonprofit that will develop standards for individual products. C2C databases are now available to all product developers, architects, and designers. As I head to Greenbuild 2010 this month, I look forward to continued dialogue with the green building and products trade about these ideas. Your neighbor,

Nancy Meyer


ADVERTISING DEADLINE The 9th of every month. Contact Cynthia Kudren (845) 340-9600, x110 Visit our website for more information: editorial SUBMISSIONS Send all queries and submissions to SUBSCRIPTIONS Subscriptions are $19.95/year (12 issues). REPRINTS ScheinMedia 233 Fair Street Kingston, NY 12401 New York City (845) 340-9600 (212) 675-9300 fax (845) 340-1470

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November Nostalgia “Delicious autumn! My very soul is wedded to it, and if I were a bird I would fly about the Earth seeking the successive autumns.” —George Eliot

In a typical single-family home, around 69.3 gallons of water are used on a daily basis, with showers being the third-largest water guzzler in a home. If every American cut down shower time by two minutes, using one less gallon of water per shower, the annual water savings would be more than the yearly domestic water use of Finland. You can also cut down by taking showers instead of baths, which typically use about 50 gallons of water. Source:

event listings Chocolate World Expo November 7 White Plains

This Westchester food show serves up tastings of gourmet chocolate, baked goods, specialty foods, and much more to satisfy any sweet tooth. $15, $10 for ages 5-11, free for children under 5. 11am-6pm. Westchester County Center. (914) 995-4050.

8th Annual Northern Dutchess Hospital Mothers’ Club Fashion Show November 10 Rhinecliff

Join in on a night of fashion by local merchants while you sip cocktails, eat dinner, and take part in an auction. $65, $100 per sponsor. 5:30pm. Rhinecliff Hotel. (845) 871-3505.

Tellabration, A Worldwide Storytelling Event November 13 Haverstraw

Listen to students as they delight and captivate you with stories, or get up and tell some yourself during this storytelling workshop. Free. 1-3pm. Haverstraw Center. (845) 942-7614.

Turkey Trot

Take par t in the 7th Annual Family of New Paltz Turkey Trot 5K race, suppor ting the Family of New Paltz Food Pantry on November 24. Join this local cause with casual runners, joggers, those running a 5K for the very first time, and many who will walk the route, as friends, neighbors, and kids get healthy, all while raising money for the pantry. A Mashed Potato half-mile kids’ fun run will also take place before the Turkey Trot begins, and enter tainment by The Fuzzy Lollipops will be provided during this familyfriendly outing. (845) 255-8801. $15 for ages 19-64 prior to event, $10 for ages 18 and under and seniors, $17 day of event. 8am registration, 9am Mashed Potato run, 9:30am Turkey Trot. Water Street Market.

Follow New York House contributing essayist Tina Traster as she leaves a world she loves in Manhattan and embraces a new life in the suburbs in her e-book, Burb Appeal: A collection of humorous essays (Tina Traster, 2009, $2.99 Kindle Edition). These shor t stories tell tales of new friends, crazy neighbors, an array of animals, and her family, as Traster uses humor to convey her newfound lifestyle. Based on Traster’s New York Post column Burb Appeal, these brief stories show that navigating life in a rural suburb is not how she envisioned her future. ­— Compiled by Meghan Zanetich Please submit calendar items and books to Editor Nancy Meyer for consideration:

8 NEW YORK HOUSE / November 2010

Gathering of Gardeners: Herbal Soaps November 16 Middletown

Learn how to make herbal soaps during this demonstration and turn your homegrown herbs into great gifts. $10. 7-9pm. Cornell Cooperative Extension. (845) 343-0664.; images provided (2)

Recommended Reading


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November 26, 2010 FREE! Friday 6:00 am at the Customer Service Desk on Level 1 First 400 Customers

One goodie bag per customer, regardless of the number of transactions or Gift Cards purchased on that date. Each goodie bag will contain: coupons, giveaways, and a Gift Card valued between $10 - $100. You must be 18 years or older to purchase Gift Cards. First 400 people. Terms and conditions apply to Gift Cards. For use in the U.S. only. Cannot be used at cruise lines, for recurring billing charges, at casinos or ATMs. Š2010 AEPCMC under license from American Express Travel Related Services Company, Inc.

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products, services, and tips to make your home & office more comfortable, healthy, and efficient

Sensational Smells

Enjoy the scents of Sage and Pomegranate, Vanilla Hazelnut, or 10 others to choose from, in these antique painted terra cotta jars, filled with ecofriendly soy wax candles. This new collection introduced by Himalayan Trading Post is the perfect size for any room and can burn for up to 50 hours. $20.

Everyday Art

Made of PEVA, a biodegradable yet durable material, Izola Shower curtains will add beauty to your bathroom in an eco-chic way. Displaying signature photos of the Brooklyn Bridge, Paris, and many more iconic images, these shower cur tains are a simple way to go green. $29.

Effortless Yard Work

Smart Bagging

Sustainable Sporting Goods

Toss around a soft-handling football that is eco-cer tified, cer tified Fair Trade, and vegan from Fair Trade Sports. With an official size and weight, this high-grip-surface ball will provide fun for the family all year round. What’s more, all after-tax profits go to children’s charities. $39.99. 10 NEW YORK HOUSE / November 2010

Made from recycled plastic bottles, the OBOE Kind Bag by One Bag One Ear th is perfect for shopping trips and travel, with the ability to carry more than 60 pounds. With myriad prints to choose from, this foldable bag is compact and will help lower your carbon footprint. $14.95. ­—Compiled by Meghan Zanetich Live/Work showcases new, innovative, green, and local products and technologies for the office and home. Please send product information to Editor Nancy Meyer at

all photos courtesy the manufacturers

Forget about bending, dragging, and scooping leaves this year and eliminate wasted time raking piles with the Leaf Loader. This fully adjustable widemouth funnel can fit onto any can or bag, helping get rid of leaves with ease. $29.95.

Specialists in antique country homes and historic Hudson townhouses in New York’s Hudson Valley


Fairland Farm


This circa 1840, 3200 sf Federal is on 31 acres in Columbia County with majestic views of the Catskills. Elegance abounds in this 4 BR, 4.5 BA stunner. Arched and paneled door surrounds define a gracious flow through the formal living & dining room, the wood paneled library w/FP, and the 3 season porch. Five FPs, and original details including the Palladian window, mantels, moldings and wideboard floors add to the elegance. For less formal moments there's a large eat-in kitchen & sunroom w/stone fireplace, and an open family room with French doors to a large wraparound porch. Amenities include a pool, pool house, tennis court, and pond. The farm boasts a 5-bay carriage barn w/caretaker apartment, equipment & runin sheds, a 19 stall barn w/electric, heated office & lab, 25 turnout or tillable acres with excellent organic soil. More acreage, farm equipment and contents available.


Mary M. Mullane 518.822.0800 x14

Athens Italianate & Studio


The first green restoration of its class in the historic riverfront village of Athens, this handsome home on a prominent corner lot has 3000 sf of family space plus a separate 900 sf living studio and home office above the 3-bay detached garage. The sunny rooms are generously scaled and re-milled flooring, old beams, salvage doors and other period elements were added to the thoughtful plan. The 'Smart Home' design is focused on energy efficiency.

The Mohr Homestead $1,250,000 The oldest house in Barrytown, this rare stone and clapboard home was built in 1728 by Phillip Heinrich Mohr, a Palatine German farmer. The Palatines, who arrived in the Hudson Valley in 1710, were German immigrants and the first settlers in the area. Unlike many other antique homes, this simply elegant 2200 sf, 3 BR, 2 BA Palatinate gem is magically situated in a clearing surrounded by protected lands with wooded boundaries and a pond on a tranquil road with spectacular Catskill Mountain views. Much of the original detail is intact, such as the 12over-12 divided light windows, wideboard floors, exposed beams, 2 wood panelled fireplaces, Dutch doors and the original stone smokehouse. The systems are new and today's conveniences have been carefully added, creating the perfect blend of history with modern function.

David Ludwig 518.943.7533 x11

Kathy Duffy 518.822.0800 x11

Claverack Country Modern $399,000

Livingston Cape


Athens Green Restoration $245,000

Successful high-end nursery/landscaping business ideally located in southern Columbia County on 24 acres, with an 1820s farmhouse, a pool, poolhouse, and several barns. This turnkey business is offered with all of the equipment & inventory to continue this profitable venture. Featured in The New York Times and on The Martha Stewart Show.

This unique 1920s renovated house is on a hill (on a dead end road) overlooking a small pond and waterfall and bordered by 2 streams. The peaceful 7.6 acres feature old stone walls, a garden area, and woods with a view of the Catskills. The open plan 4 BR home has a cozy fireplace, a stone patio for entertaining, a large screened porch, and a separate studio/workshop.

This classic 1950's Cape in the charming town of Livingston has everything desired in a country home. Set on a very manageable 0.71 acres, the 3 BR, 2 BA home has ample space for weekenders or a small family, an enclosed and heated sunroom and large sunlit living spaces. An oversized 3-story, 2-car garage/barn has possibilities for a small apartment or studio space.

This stately 1890 Eastlake Victorian is in walking distance to the Hudson River. A perfect house for renovation. Much of the original detail remains including the fireplace mantle in the living room. The huge country kitchen is full of vintage charm, and the main floor has wonderful flow and spacious rooms. Three BRs, an office and full bath round out the top floor.

Sleek and stylish, this classic village home in Athens has just been beautifully renovated and is ready to move in! It's high on fuel efficiency, big on bathrooms and classic good looks. The bright interior features an open floor plan, gorgeous wood floors, and exposed beams. Check out the Viking range in the kitchen, the fenced yard, and yes, three bathrooms!

Kathy Duffy 518.822.0800 x11

Kathy Duffy 518.822.0800 x11

Michiel van Dijk 845.233.1964

Tracy Dober 845.757.5000 x13

David Ludwig 518.943.7533 x11

Loomis Creek Nursery



Germantown Eastlake

For the biggest (and best) selection of Hudson properties:

58 Broadway, Tivoli NY

423 Warren St, Hudson NY

434 Main St, Catskill NY 11


Events Calendar A calendar of events with a focus on promoting sustainability in our homes and communities.

GreenThum Wo r k s h o p b Bronx

In ‘That Tree Sa ved My Life’ Game Show, compete to win , all while learning ab out the benefits of trees. If you are tree savvy, this is the right place to show off your kn owledge. Lunch in the garden will follow the competition. Free. 12-12:45pm . Wanaqua Garde n. (212) 7888070. milliontrees


ER B M E OV ilding


een Bsutainable r G . S . U il: Su n of Counc gs ratio Restoric Buildin Histo n, er vatio ton Kings historic pres en

wh ve r in mind resenters, will co p n e io e t k a t gs to re e p esen s This pr e top 10 thin ture . With th s of librarie h c ie t u d r ll u t t e s s w e ic as as or n and c d. g a hist greenin al informatio ill be discusse 15 members n w io . s t r ,$ gs educa membe embers. 6-8pm buildin ic BC r G o S t m U is and h ales for for non vance s he door, $20 g d r a .o 0 y 1 n $ at t tate s s t p n u e n d e u e and st use. gr Steakho Skytop



images provided


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12 NEW YORK HOUSE / November 2010



ho o ve r t u s a n d s o f bu h a n d a e w o r l d f o i l d i n g p ro n exp fe s s i o r edu ca o na $975 for no dedicated tional sess ls from all t o g re ions, s n-USG hall on en peake BC ly rs, $25 p ), $50 per d members building. , er day $ a for stu y for nonp 75 per day 5:30-8 rof de (e p McCo m, Thursday nt (exhibit it (exhibit h xhibit rmick a h 9 Place. am-7pm, F all only). W ll only), r e (800) 795-1 iday 9am-6p dnesday 747. g m . reenb uildex


irds B e v L i r ey of P z Palted by w e N e ve n t , l

This binson of , s o B i l l R e L e c t u re f i l p W i l d ve yo u u a l a h o s n will d per n a e clos e. es. ultur k Preserv v d n n a o , h s hawk m. Mo owls, s. 2-3:30p , s n o r be falc serv with 2 for mem ohonkpre 1 m $ $22, 55-0919. 2 (845)

28 ­—Compiled by Meghan Zanetich


We’re pleased to announce the opening of bidding for this SPAAAAACIOUS home in a “Better” residential neighborhood just outside of New Paltz. It’s 2 minutes to the strip in New Paltz and within 10 minute drive of the Thruway, several CSA’s & Farm Stands plus all the activities, Hike & Bike Trails and Shopping the New Paltz area provides! The nice open floor plan, large comfortable rooms and palatial master bath suite will really give you the opportunity to stretch out, relax and entertain in this HUGE house. There are great views of the Shawungunk Ridge & the Mohonk Tower. It’s a great opportunity... Time is of the essence & the Seller’s want a quick sale... We expect a lot of interest, but only one bid will win it... Will It Be Yours?

Sun. Nov. 7th 1pm-4pm, Sun. Nov. 14th Noon-1pm, Or By Appt Based On Avails LIVE AUCTION: On-site at 4 Linder Drive, Sunday, Nov 14th 1pm Abbreviated Terms: Sold Subject to seller’s confirmation. Sold as-is, w/clear & marketable title at closing. 10% buyer’s premium applied to purchase price. Prospective bidders must present proof of earnest money to obtain bid card. Earnest money will be cash or certified check made payable to oneself in the amount of $25,000 & is required initial deposit upon bid acceptance. On/before Nov 30, 2010 winning bidder required to submit an additional deposit to bring total earnest deposit to 10%. Balance due at closing. Financial assistance possible for qualified buyers... Brokers Protected. Full listing of terms available at the auction, the open house, or by request.



A home remodeling project by Executive Homes doesn’t just update your residence - it transforms it to reflect your current needs and tastes... all for a fraction of the cost of a new custom home. Schedule a FREE consultation with Master Builder Jim Avaras and learn how Executive Homes can develop a transformation project for your home that meets your desires and your budget.

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14 New York House / November 2010

Not all robots will resemble humans. This solar-powered robot called “Seaswarm” uses nanotechnology to clean up oil spills.

Courtesy MIT’s Senseable City Lab

More Than 52 Years Experience…

Constructing natural pools in the United States and Caribbean Islands, using 21st Century technology.

f anyone wants a sneak peek at the future, they must watch “The Singularity is Near.” Based on the same-titled book by techno guru and inventor Ray Kurzweil, the film provocatively explores how Will it surpass rapidly advancing human intelligence? technology will literally change the face of man in the coming decades. “The singularity is the point at which artificial intelligence reaches the capacity of human intelligence and we have some combination of the two,” says Paul Hoffman, chairman of and moderator of a panel about the film at the 2010 Woodstock Film Festival. Kurzweil elaborated: “The core concept of the singularity is the exponential growth of information technology.” Basically, the singularity is merging of man and machine. Should we be worried about this? Is it good that artificial intelligence outpace the human intelligence that created it? Will singularity bring a dystopian Matrix-like world? Will humans have to fight intelligent machines like those in the film Terminator Salvation? In Woodstock, Kurzweil reflected on the dangers of technology: “On the one hand, this holds the key to solving the major challenges of humanity, because it’s really only the scale of this exponentially growing technology… that can solve the major challenges we have….energy, environment, disease, longevity, poverty. On the other hand, we’ll have new bases that can be abused. I believe the power of exponentially growing technology is inexorable. But what we do with it—whether we actually do apply it to these major pressing challenges on the one hand, and protect ourselves from people who willfully abuse them on the other hand—that’s very much in our hands.”  —Paul McGinniss

William Wallace


845 750 7335 15

buildings in profile


123 Third

123 Third Ave., Manhattan


ucked in the East Union Square neighborhood is 123 Third, a 19-story condominium, developed in partnership between Orange Management and the F&T Group. The building is comprised of 47 homes ranging from one-, two-, and three-bedroom residences, to four penthouses. The building is set within close proximity of Union Square, Greenwich Village, the East Village, and Gramercy Park. Residents of 123 Third can enjoy the location close to Union Square greenmarket area, giving ample access to the locally sourced produce, meats, and fish as well as the area’s top restaurants. In addition to striving for LEED certification, 123 Third was built for luxury—from premium finishes to abundant amenities that include full-time doorman, fitness center, and refrigerated storage, plus the option of bike storage and additional storage bins. The iLounge offers computer suites equipped with high-quality printers, editing programs, and audio/visual presentation facilities. The building’s outdoor space includes landscaped private residents’ garden with outdoor kitchen, lounge seating, sun terrace, and fullsized movie screen. The units themselves offer finishes and fixtures from top-quality brands like Poliform kitchens, Miele appliances, Bosch washers and dryers, custom Duravit tubs and showers, and Dornbracht fixtures. Natural light is intended to flood these luxury apartments from oversized picture windows designed for high acoustic performance and energy conservation. Wide-plank white oak hardwoods blanket the floors of the units, and ceilings reach up to 11 feet. Prices range from $585,000 for a one-bedroom, onebathroom home, and $1.3 million for a two-bedroom, two-bathroom, to $4.2 million for a three-bedroom, threebathroom duplex penthouse.  —Dan O’Regan

the details

LEED Status: Anticipating LEED Developer: The F&T Group Broker/Agent: Corcoran Sunshine Marketing Group


M the details

LEED Status: High-performance homes Developer: Charles Petersheim, Catskill Farms Agent/Broker: Catskill Farms

16 NEW YORK HOUSE / November 2010

any New Yorkers are looking for getaways in the country, and that’s the niche entrepreneur developer Charles Petersheim has created in this rural landscape along the Delaware River in Sullivan County, just shy of two hours from Manhattan. At a time when many builders are downsizing, Petersheim’s Catskill Farms is busy designing and constructing small second homes for artists, celebrities, young executives, and under-40 creative types from New York City. These uniquely designed small, high-performance homes and cottages range from 750 square feet to the largest—under 2,000 square feet—on private parcels surrounded by woodlands. Layouts maximize the views of nature while smart building practices such as high-efficiency gas-fired boilers, low-flow fixtures, and insulation from Petersheim’s other business: EcoTech Spray Foam, ensure low operating costs. While many of the 60+ homes the developer has built in the past five years would qualify for LEED certification, that’s not what clients are concerned with: Rather, they want customized design, affordability, and a private retreat. Characterized by elegant use of simple materials, from stone and wainscoting to wide-plank floors and plank ceilings from a local salvaged lumber supplier, there’s a lot of whimsy built in. Features include Dutch doors, sliding barn doors and track chalkboard doors for closets and room dividers, country kitchens, masonry fireplaces, built-in bookcases and cabinets, clawfoot tubs, and old-fashioned radiators, not to mention security and whole-house audio systems. Even the smallest “shacks” boast spacious kitchens and full basements. Each home offers plenty of storage and outdoor living areas, whether screened porches, full decks, or stone patio areas. The developer’s design/build model allows for a 3- to 4-month build time. Home prices, depending on size, parcel, and design, range from just under $160,000 for a shack to $425,000 for a farmhouse.

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f you care about your interior design style as much as keeping your carbon footprint to a minimum, then designing your bedroom and bathroom to be functional, as well as stylish, ecofriendly sanctuaries has never been easier. With a mass supply of sustainable goods on the market, right now is the perfect time to upgrade the two rooms in which you spend more than a third of your life. “I would put these rooms as an essential at the top of the list,” says Paul Gleicher of Gleicher Design Group. “From an indoor air quality standpoint, it is really very important.” Gleicher, who works with an array of clients, says that people no longer have to compromise on quality when shopping for ecofriendly items for these two rooms. Creating an eco-conscious bedroom and bath should first and foremost start with the most intimate place: the bed. Start with linens: sheets, pillow covers, duvets, blankets, and throws. With options like organic cotton or bamboo, choosing the right bedding can be slightly

“I would put these rooms as an essential at the top of the list.” —Paul Gleicher, Gleicher Design Group tricky. While bamboo sheets are durable, soft, and breathe well, organic cotton seems to receive a better response, with more variety in style and options. Searching for the right eco-bedding depends on personal style and budget. With the ABC Home and Planet line, shoppers are guaranteed organic or biobased fibers that avoid the use of bleach, dyes, and finishes. While also featuring vintage and recycled fabrics, ABC Home is a proponent of green

18 new york house / November 2010

living. “Our point of view has been to approve it from a point of beauty. But when it’s also better for the environment, it’s a complete win-win,” says Amy Chender, ABC Home chief operating officer. The line includes Loop organic sateen bedding and vegetable=dyed, hand block-printed organic cotton linens that range from $128 to $385. For those with a slightly smaller budget, Pottery Barn sells organic bedding that ranges from $24 to $129, with duvet covers priced up to $169. Both stores also sell linens that cross over into the bathroom, giving the same sense of luxury. “Buying the organic cotton towels is a nice entry point for someone beginning to bring ecofriendly products into their bath,” Chender says. Bath towels at ABC Home & Planet are very reasonable—between $10 and $14 (the same price range for Pottery Barn as well)—and they come in an array of colors. While making purchases for the bed, a mattress might also capture your interest. Kate Dayton, owner of Green Courage, an environmentally friendly design center in New Paltz, swears by Savvy Rest mattresses and feels that sleeping on an organic mattress is very important. Organic mattresses are typically made of customizable latex, wool batting, and a cotton exterior. There is no need for harmful fireproofing chemicals and dust mites are unable to live in them, eliminating the need for pesticides, Dayton explains.

Top to Bottom: Waterfall bathroom sinks come in 13 choices of highly durable low-VOC lacquer colors, promoting improved indoor air quality. ABC Home has created icons such as goodthread, meaning the product was made using lowimpact dyes containing fewer harmful chemicals, protecting surface waters and our skin. The Edge Bed eliminates the need for end tables or a bedside bench, with plenty of space for storage.

Ranging in price from $1,589 for a twin to $3,599 for a king- size, Savvy Rest is an investment, but an important one, Dayton feels. Window coverings in the bedroom and bath are next. Go for a natural-fiber curtain panel; or for homeowners looking for a serious upgrade, Paul Gleicher says that motorized shades are all the rage. “The idea of shutting the shades from your bed has our clients really jazzed,” he says. A company like Lutron provides automated window treatments, including drapery track systems, and Roman shades with an easy functioning controller, that work well in both rooms. It keeps the heat out in the summer and inside during the winter, using low-voltage wiring with very little use of electricity. Finding sustainable furniture for these two rooms is the next step— but again, it all depends on your style and budget. A product like the Edge Bed by Environment Furniture is ideal for those looking for style and function with a zen-like feel. Made of reclaimed wood, the extra-wide platform bed provides four storage drawers underneath. The price is $3,995, but for some, the investment may be worth it. Bathroom furniture is not as easy to come by, but companies like Waterfall create products that promote a cleaner environment, using materials like FSC-certified wood and lowVOC lacquer colors. Theirs even has the option to add a Caesarstone quartz countertop, a low-emitting material. They’re priced between

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Sleep Tight With nearly 40,000 complaints a week, a 100 percent increase since 2004, bedbug exterminators say bedbugs have become a major problem. New York has been named the most heavily infected city in the US, with international travel being largely blamed. The good news is these pests don’t carry diseases, but the bad news is they can hide everywhere. The first sign of bedbugs is itching, followed by small blood spots that can be located on clothes, sheets, or any other type of fabric. If either of these signs are shown, call a pest controller. Typically, a bedbug-sniffing dog will come to your home and detect the unwanted visitors, with a 98 percent accuracy rate. Paul Alley, owner of Pestmasters of Kingston, says that several treatment options are available. “An environmentally friendly way is to Eco-Freeze them with nitrogen, freezing the area and killing the insects without any pesticides,” Alley says. Depending on the size of the infestation, sometimes pesticides are still needed. On average, the price is around $250 to $400 per room and for some, an additional $200 for a mattress cover. After getting rid of bedbugs, make sure you are diligent while traveling by looking for tell-tale signs, take care when bringing furniture or clothing into your home, vacuum weekly, reduce clutter in your room, and hire a pest control service for routine checks. These simple steps may make the difference in whether the bugs come back or not. $1,990 and $4,525 and are carried at retail stores across the country. For others, stores like Furnish Green, a midtown based shop with a “rescue, reuse, redecorate” logo, sells furniture that may be more suitable. “People who want to use vintage or used furniture without paying the price of antiques will come to us,” Michelle Makowlecki, showroom manager, says. From bedframes to armoires, vanities to bathroom counters, Furnish Green uses non-VOC paints and finishes on all its products. The finishing touches of an ecofriendly haven start with the lighting. Update your table, vanity, and reading lamps to T5 fluorescent light bulbs. You’ll save energy and the bulbs will last longer. Also look into LED lighting, which will reduce the heat emitted into the room. While making these smaller changes, update the paint on your walls with low- or no-VOC paints, made by manufacturers like Benjamin Moore, Mythic Paint, and Serena & Lily. With a huge array of colors available, this small step can make a huge impact on the indoor air quality of your home. Consider installing aerators on the bathroom faucet and showerhead; they are relatively inexpensive and will reduce the amount of water you use. Purchase accessories that also lower your carbon footprint, like soy candles by Eternal Lites, and recycled wood accessories by Dryads Dancing, which sells pictureframes, mirrors, and home accessories. Or just take what you already have and update it. “Reusing everything to the fullest extent and not consuming any new products is the best way to live ecofriendly,” Makowlecki says. n

Resource List ABC Home New York; (212) 473-3000; Benjamin Moore Montvale, NJ; Environment Furniture Los Angeles, CA; (323) 935-1330; Furnish Green New York; (917) 583-9051; Gleicher Design Group New York; (212) 462-2789; Green Courage New Paltz; (845) 255-8731; Lutron Coopersburg, PA; (888) 588-7661; Pottery Barn West Nyack; (845) 353-1482; potter Savvy Rest Charlottesville, VA; (866) 856-4044; Waterfall New York; (888) 521-3141;

20 new york house / November 2010

Top: Furnish Green gives new life to pre-owned furniture, making minor repairs and selling them at an affordable price. below, left to right: Pottery Barn uses cotton processed in certified ecofriendly facilities, grown without the use of pesticides or synthetic fertilizers. Lutron electronic shades can be set to a timer, programmed to open and close according to the sun exposure from outside.

Soft on the Planet

Keetsa’s plush, affordable ecofriendly mattresses come in small packages.

the keetsa pillow plus mattress is soft like a pillow with a coil support and Created with biofoam, iCOIL, and a 100 percent organic cotton cover.

By Dan O’Regan; photographs provided


eetsa is a mattress company that is about two things: being ecofriendly and giving people a great night’s sleep. Every level of Keetsa’s product design and business model is intended to be efficient, while also being as green as possible. Keetsa strives to be better than the rest in every area of making, selling, and distributing mattresses. Keetsa, a small, family-owned company, started out a little over three years ago in San Francisco. It now has six locations, five in the U.S. and one in Canada. “Keetsa,” says General Manager Joe Alexander, “has quickly become one of the more recognized names in the ecofriendly mattress movement.” “We never run promotions and try to avoid the whole used-car experience,” Alexander says. “You will never be asked if you want to buy a mattress in our stores.” Instead, Alexander says, “We focus on educating the customer [by] solving their mattress/sleep issues and when [they] are ready to buy, [they] can buy.” This approach sets Keetsa apart from other mattress brands that rely on department stores and middlemen to sell the product. With Keetsa, it’s direct. Keetsa mattresses are made out of “Bio-Foam,” plush memory foam made using 20 percent less petroleum oil than competing foam mattresses. This reduction is achieved by mixing in castor bean and natural plant oil with the petroleum. Keetsa also uses natural latex rubber for its Latex Foam mattresses and green tea extract for some of its products as a natural scent to avoid using chemical deodorizers. Keetsa’s mattress bases are either an individually wrapped coil base made with recycled steel or preconsumer recycled foam base made by reclaiming Keetsa’s own scrap foam from the manufacturing process and mixing synthetic latex to create a recycled foam base material. Perhaps the most interesting aspect of the company is how it packages and delivers its products. It’s much simpler and less dangerous than tying a mattress to the roof of a car. Keetsa’s mattresses are vacuum-packed inside a box that comes equipped with built-in wheels, so the customer can safely wheel it out to the car and into the home.

“Keetsa comes in a box small enough to fit in most cars. In fact, we put a queen-size mattress and platform in a Smart Car!”Alexander says. Keetsa’s “Mattress to Go” may just be the easiest way to ship or transport a mattress to date. (See this video: blog/?p=15) For online orders, Keetsa also offers free shipping through UPS. “The entire ecofriendly process results in less cost of goods,” Alexander says. Keetsa is able to pass this savings on to its customers. “Our twin-size mattress starts at $419 and our most expensive bed starts at $1,800,” Alexander says. “We are about half the price of a comparable quality; even still, our materials are more durable, with a better warranty.” Keetsa’s New York City boutique is located in SoHo, surrounded by shops, cafés, and restaurants. Upon entering the store it is made obvious that Keetsa offers a different kind of mattress shopping experience. The store décor has a natural theme, with organic reeds for headboards and bonsai plants, river stones, and other accoutrements of a Zen garden. Keetsa employees speak with each customer to find which mattress will suit their individual needs— whether it is a firmer mattress outfitted with the company’s unique independent iCoil system or a softer mattress made completely of Keetsa’s Bio-Foam. The feel of the mattresses can only be described as cloudlike. The plushy Bio-Foam molds and contours to the body’s curves, relaxing the body’s joints and areas of tension. Keetsa has found interesting and inventive ways to be ecofriendly in a field that consumers may not have realized had the capacity for such green pursuits. Alexander believes firmly in Keetsa’s unique manufacturing and marketing practices, saying, “There are a few [companies] out there that are following suit; we applaud their efforts. After all, aren’t we trying to change the way things are done?” n From the box to the Bedroom top to bottom: keetsa’s coil mattress is compressed and roll-packed, which makes it possible for it to be transported and stored more efficiently; boxes have handles and wheels for easy carry; to minimize waste and impact on the environment, keetsa’s soho store in manhattan is built with recycled materials such as reclaimed wood, recycled carton boxes, and reclaimed pipes. 21

Marketing Strategies That Get Results

Whether you’re selling real estate, business-to-business services, or consumer products, creating the right message, for the right market, through the right medium is essential for success. BY NANCY MEYER; images PROVIDED


et’s face it—it’s not easy to convince consumers and business owners to part with their hardearned dollars in this tough economic climate. While it’s not easy, it’s being done every day, thanks to savvy marketers who’ve tapped into the Zeitgeist and unlocked some key motivators. Consider the changing consumer types, as described by Suzanne Shelton, principal of Shelton Group Inc., a market research and advertising firm based in Knoxville, TN that specializes in sustainability insights. There are the “actives,” about a quarter of the population, who are “on the green train and have been exhibiting greener behaviors, have some brand preferences, and in some respects, we can talk to about green, but they respond best to an energy independence message—lower utility bills, a self-sustaining home, the idea of not wasting or not using too much.” Next, the “seeker” audience is your average consumer, younger, has kids, is just dipping a toe in the water, and is really confused. This segment also responds to energy independence, but also to the “don’t waste” message, Shelton says. Next, the “skeptic” audience—“who would not buy a green home, but would buy an energy efficient home—is interested in cost containment, feeling smart and in control,” Shelton explains. While the home-buying market is down, among those who are in the market, “for the past three years in a row, all audiences are more interested in an energyefficient home and NOT a green home. That message doesn’t work,” Shelton asserts. “Energy efficiency clobbers green when it comes to home.”

She added, however, that consumers aren’t willing to sacrifice comfort for the environment; that they want it all: comfort, an easy purchase, and affordability. This is the challenge for builders and brokers, to offer all this at the same price point of an energy hog.

“Energy efficiency clobbers green when it comes to home.” —Suzanne Shelton, Shelton Group Inc. Locally, Sullivan County builder Charles Petersheim discovered the same thing—the buyers of his smallscale, artfully-designed second homes couldn’t care less about ‘green,’ so much as the location, design, and affordability, he relates. Even though many of the homes would qualify for EnergyStar or LEED certification, Petersheim doesn’t bother doing the documentation and paying for it, because it’s not important to the buyer. Recognizing what’s important to the buyer—or decision maker—is a science, and requires extensive research and tools to determine probable outcomes, says Marshall Mermell, president of MKTworks, Inc., of

Clarke Thompson took a fresh marketing approach in its campaign for The Knick in Bushwick, creating the website and selling the place rather than the development in its billboards, signage, and ads.

22 new york house / November 2010

Cold Spring. MKTworks takes a holistic approach and embeds itself in clients’ companies, coaching them into new business segments, trying new tactics, and sharing in the risk. “We’ll mitigate risk by tying a portion of our fee, up to 30 percent, to the successful outcome,” of the promotion or campaign, Mermell relates. This allows clients to be more aggressive and ambitious, most often with tremendous success, he relates. “Our strategy is to become deeply involved with a client from conceptual stage, during the ready-togo-to-market stage and through their growth,” he says, particularly with the many start-up high-tech and sustainability firms the agency works with. But coaching comes into play with long-term clients, as well. Thanks to his agency’s tactical involvement with long-term client B&B Pools and Spas, they saw an opportunity in commercial pools at a time when the core pool business had softened and competitors were closing. MKTworks helped negotiate deals, identify customers, and position B&B in this segment, Mermell related. Now this very profitable business is buoying the company, he relates. A pair of Hudson Valley companies, A.J. Ross Creative Media, a marketing and advertising firm in Blooming Grove, and New Home Sales & Marketing, a sales agency and consultancy in Croton-onHudson, teamed up on successful campaigns for two developments. After several months of disappointing sales at Parkview Station Condominium II, a 27unit simplex and duplex townhome building in Mamaroneck, the development’s sponsor hired the pair to spur interest and sales. They collaborated on

shelton group’s newly released energy pulse 2010 research shows that almost a third of Americans said they’re likely to buy an electric car. Energy Pulse provides Many more insights and how to incorporate them into successful marketing strategies.

production of targeted marketing materials including “a modest advertising schedule, a handsome brochure and enhanced website, an outreach program to the local brokerage community, and some inexpensive but tasteful improvements to the model home,� says Allan Ross, president of A.J. Ross Creative Media. In addition, an intensive sales training program was instituted. All of this “paid immediate

dividends—in one year, 18 sales were recorded and although weekly traffic averaged only four to five prospects, the conversion rate exceeded 20 percent, several times the national average,� Ross relates. For another project, Ross and Dr. Perry Goldman, president of New Home Sales & Marketing, teamed up to market The Views at Pomona, an active adult condominium community in Rockland County, featuring 58 single-level residences with seven different model types priced from $279,000 to $419,000. Recognizing that potential buyers, empty nesters, were having difficulty selling their homes and adjusting to the idea of leaving their comfort zones and downsizing, Ross and Goldman developed a targeted marketing approach with collaborative realtor effort, special programs to assist home sellers, and a sales training program designed to work successfully with active adults. The result: “The first of The Views’ two buildings is nearly sold out and will welcome its new residents in November while the second will be ready for occupancy in the summer of 2011,� Ross says. Ross and Goldman suggest several tips for a successful sales program, from making sure the project first is needed, and then designed and priced right; assembling a top-notch team; planning, coordinating, and tweaking the sales and marketing effort so that you’re “getting the

right message to the right target market(s) through the right media.� Creative approaches require a keen understanding of the market and the client. “We don’t have a magic bullet,� says Pat Thompson, of Clarke Thompson, an ad agency in Kingston and New York, whose clients include top developers and brokers, among others. Clarke Thompson represents developments that have been open for a year or longer and aren’t completely sold, which requires different tactics than in the boom years when sell-outs were common before construction was complete. “What we’re doing to help our clients is listening very carefully to the whole realm of what’s going on, listening to brokers, listening to the end consumer, and changing our market to pivot right to them,� Thompson says. She’s still a big believer in the value of print advertising, even though most campaigns rely more heavily on digital media. Messages must carry across platforms, and be deliverable to any sort of phone, iPad, reader, or device. Simple, direct, easy-toread messages are best, she says. While everyone says social media is the way to reach customers, Thompson says her agency is still “trying to figure out how to maximize� that. “We’re talking to different people who are experts on how to link Facebook, Twitter, and others with regular marketing activities,� but advertising has always been about total number of impressions. “It’s hard to say exactly where a customer will find you—signage, ads, websites, PR, social media. Our brokers always ask, ‘how did you hear about us,’ but the answer might not be complete,� Thompson says. “Every stream of advertising helps support the overall sale.� n




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New Insulation Options Include Space-Age Aerogel


Hello Paul, I read your previous column mentioning a Passive House in Syracuse, NY. What are the best insulation choices to build a Passive House? I’ve heard about aerogel insulation. What can you tell me about that?  —Kim, Colorado Dear Kim, If you can afford the upfront cost, absolutely use a “blown” insulation. It’s much better to spend more money on this than other insulation types and it works in tandem with highly efficient windows, super-efficient HVAC, and renewable energy systems to lower your energy bills. Properly installed blown insulation fills cavities and stops air leakage, essential in creating airtight building envelopes. The Passive House in Syracuse (The R House) used blown cellulose, which is normally somewhat less expensive than foam, but not always, as it depends on the contractor. Most spray cellulose uses recycled paper such as the Greenfiber product. Cellulose is blown either wet or dry. Choose a contractor who knows what he or she is doing, because dry cellulose settles if not done properly and wet cellulose needs to dry properly before being covered up with sheetrock. Foam insulation choices include the product “Biobased,” made partially with plant-based material instead of petroleum-based elements. (Most “green” or “bio” foams are only partially bio products, despite their claims of being totally “green.”) Icynene has a partially bio-derived foam now. Within foam choices there’s open-cell and closed-cell. Closed cell is impervious to water and generally more expensive. Aerogel is an amazing futuristic material originally developed by NASA. Aerogel is billed as the most efficient insulation ever, with an R value of almost 11 per inch, which is two to four times better than blown cellulose or foam. Cornell University’s 2009 Solar Decathlon entry, the “Silo House,” used Thermablock aerogel to seal connections between modules of the house and on the face of steel-frame columns to prevent thermal bridging. Chris Werner, Cornell’s team leader, said, “The primary benefit was that we were able to prevent thermal bridges and have high R-value in a very thin material.” According to Aspen Aerogel: “In a typical building, the framing (25 percent of the building envelope) is uninsulated, resulting in heat loss through the studs.” Their Spaceloft insulation reportedly “stops this thermal bridging and improves thermal performance up to 40 percent in steel studs and up to 15 percent in wood studs.” Aerogel is not used much yet, partly because of cost. I asked Werner if aerogel might become more popular. He reasoned: “If price comes down, yes. Right now, in cold climates, double-stud walls are becoming increasingly common for a highly insulated, energy-efficient house, but one of the drawbacks of this kind of wall assembly is that it is quite thick. With aerogel, a builder could conceivably build a much thinner wall with thermal breaks and high insulation value. Ideally, this could open up interior floor space, cut down on construction time, and create a well-insulated envelope.” Check out the amazing ingenuity of the Silo House: —Paul


Have a question for Paul? We encourage feedback and dialogue about subjects that appear in this column. E-mail Paul at

MKTworks, Inc. has innovated our own business to help clients pull ahead. Risk Managed Marketing couples creative thinking with managing your risk every way we can. We provide original, quantitative marketing strategies that do not rely on commissions for media buys, and share in your risk by mitigating our compensation. SM

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Marshall Mermell, President w

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Marc Sabin, Executive Vice President w

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personal space

Modern Art

Hudson River and Catskill Mountain views provide the perfect natural backdrop for this high-performance contemporary home on a hill.

by anne pyburn craig; photographs by deborah degraffenreid


or Simon and Janet Katz, getting away to their second home used to mean a four-and-a-half hour trip. “When our four kids were young, we had a house in Vermont, because we did a lot of skiing as a family,” says Janet. “But skiing got less important, and the long drive got to be a grind.” The well-traveled couple wanted easier access to Manhattan, but didn’t want to sacrifice beauty or tranquility. On the Hudson’s east bank, in Columbia County, they found a site that moved them: a slope of hillside overlooking the river, the Catskills rolling away to infinity in the distance beyond, with the whistle and throb of the train, the rustle of the leaves in the river breeze, and birdcalls for background music. “The river sparkles. It’s always changing—the light, the traffic—it vitalizes the entire house,” Janet says. “In winter, when the leaves fall, it’s like the river is right there. It’s taken the place of the mountain views for us. We have Hudson right near by, and the downtown is great— excellent entertainment venues, terrific restaurants, interesting antique stores—and we’re only a mile from Amtrak. In half an hour, we can be in Woodstock.”

26 new york house / November 2010

Having found their location, Simon and Janet worked with the husband and wife architectural team of Karin and James Lyman Reynolds on a design that would fit both the challenging site and their personal style. “Being an artist and an art lover, [Janet] wanted something non-traditional, and it was great to work with people with that kind of sensibility,” says Karin. “We started with Styrofoam and cardboard models and just played around with the rooflines, and ways to get light and river views. Once we had the basic volumes right, we started to cut out an abstract shape.” The result commands its terraced site on the hillside, the warm gray/beige of the vertical cedar siding blending with the wooded backdrop while the ultramodern lines and angles lend grandeur without ostentation—abstract yet somehow homey and inviting. “A lot of the design process was her initiative,” says Karin Reynolds of Janet. “It’s teamwork, when it goes well. As architects, we’re there to help people realize their vision and get what they want. On some jobs, we get excited too. It’s rare to find someone with that artistic vision and breadth of travel experience.”

Janet relates that “When we started talking about the plan, we had lots of technical questions. When this first started, we didn’t really have a building site, even—just a hillside. We needed someone to make us more confident in what we were about to do.” A cozy entry hall leads into an open floor plan with a ceiling sloping from one story high facing the river to two stories, offering a wall capable of showcasing Janet’s beloved art and lit indirectly, partly by a high row of clerestory windows on the eastern exposure. The magnitude of the collection—imposing pieces such as The Women, an acrylic on canvas by Joseph Hirsch that measures 65 by 114 inches— would overwhelm a more traditional room. Here, among sculptural elements and serving as one focal point of the sweeping expanse, The Women and several other striking, carefully chosen works appear comfortably at home. “When I first told James I wanted a place to hang these paintings, I think he thought I was crazy,” Janet chuckles. “I’ve had some of these pieces for many years.” The ultimate stunner, of course, is the panorama of river and mountain range, and it is framed and reframed

“It’s like the river’s right there,” says homeowner Janet Katz. Expanses of thermal panes allow for a constantly changing slideshow of a true masterpiece.

left to right: A deep modern tub offers its own river view; Simon and Janet Katz at home among the artwork.

“The world is changing, and with 11 beautiful grandchildren, the future is much on our minds. From that perspective, I don’t see how you could be anything but conscious of the environment.”  —Janet Katz

Site preparation included extensive terracing work. 27

through a series of energy-efficient triple-glazed windows. A zero-clearance limestone-tiled fireplace anchors a comfy living area, with a 36’ Glu-Lam (glued and laminated) beam spanning the ceiling on either side. “You don’t see those used residentially so much, but the size called for it,” says James Reynolds. The kitchen opens onto a screened breakfast nook adjacent to Janet’s kitchen garden. At the other end of the house, the master suite is simple and charming, with its own views—aside from the downstairs laundry room and one half-bath near the entrance, no part of the house is without a spectacular view—and homey touches: a handsome built-in cedar chest of drawers, a four-poster bed. Throughout, the interior finish is clean and sleek, with floors of white oak—and the length of the house is tied together by a deck of sustainably harvested and extremely durable ipe hardwood. The lower level provides another 2,200 square feet of comfy living space, broken into two roomy suites and a central relaxation zone. Windows and sliders access still more gorgeous views and open to a stone patio with a sunken lap pool. One of two downstairs baths features a steam room. “Putting the additional living space underneath, instead of adding a floor, kept the costs to about 50 cents on the dollar,” says James. “But we wanted to make sure it didn’t feel like a basement.” A free-form cement column ties together the main level’s deck and the patio beneath; a pergola roof protects the pool hardware. The upper story of the garage houses Janet’s pottery studio. Smooth-finished cement tiles channel radiant heat. A geothermal system was initially considered, but drilling costs would have added some $40,000 to the price tag. Instead, the Katzes went with a state-of-the-art propane-fired hot air system and installed a 5 kilowatt photovoltaic system on the roof, which provides electricity and some of the hot water heating. Icynene spray foam insulation, with its high efficiency and low-VOC (volatile organic compound) features, makes for a tight, efficient envelope; a ducted HVAC system provides interior climate control, and an energy-recovery ventilation system ensures fresh air. “We tried very hard to make it as green as possible,” says Janet. “James was very cognizant of that. We all worked very well together—some architects have preconceived notions binding them. That didn’t happen here. He listened well, took us seriously, and translated our needs into a house.” It’s easy to visualize some or all of the 11 Katz grandchildren splashing in the pool, helping in the garden, or enjoying a boisterous kid-fest in the spacious downstairs whilst the adults take their leisure on the upper deck. And it’s that next generation Janet speaks of when asked why energy efficiency was a top priority. “It would have been less expensive not to go green, but we made up our minds to do it, and it became one of the things we really love about the house. It’s thrilling to realize that we are generating our own electricity. “The world is changing, and with 11 beautiful grandchildren, the future is much on our minds. From that perspective, I don’t see how you could be anything but conscious of the environment.” n

Exposed Glu-lam beams (upper left) and 8-foot doors without moldings keep the look sleek.

Architects Karin and James L. Reynolds optimized the site with a design based on the direction of light and views, so the main roof opens to the south, the others to the north.

Resource List ARCHITECT


James Lyman Reynolds, Architect, P.C. w/ Karin Ruehle Reynolds, Architect Stone Ridge; (845) 687-9161

Rapp Construction Management Hudson; (518) 828-2269


Spray Foam Insulation installers Correct Energy Environments, Inc. Latham;

Photovoltaic panel installers Solar Generation (845) 417-6853

Exterior windows and Doors

Medenbach & Eggers; Stone Ridge; (845) 687-0047



STRUCTURAL ENGINEERING Ross Dalland; Kingston, (845) 331-0111

NeJame Pool Specialist, Inc. Verbank; (845) 677-7665;

Retaining Wall Concrete Stone & Wood



Daniel Loucks, P.E.; Clifton Park; (518) 371-7622

Craig Murray Cabinetmaker Olive Bridge; (845) 657-6185

Versa Lok Branchville, NJ; (973) 948-7193

28 new york house / November 2010

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he film Windfall depicts a divisive battle in rural New York over erecting massive, 400-foot wind turbines throughout the town. Hearing residents debate highlighted the importance of seriously questioning which renewable energy sources are best fit to make each town in America self-sustainable. The turbines discussed in Windfall are a far cry from small wind turbines homeowners can buy to generate power. Wind power is not a new idea: Since the 1850s homesteaders have generated electricity from windmills, which originally helped pump water out of the ground. But 400foot turbines remind me of wells gas companies use for hydraulic fracturing or “fracking” for gas underground: not something I want in my backyard. Hopefully, reactions against industrial-sized “renewable” energy wind projects in rural areas won’t cause knee-jerk reactions against small wind turbines, which sometimes need approval from towns and are appropriate for many settings. I saw Windfall at the Woodstock Film Festival. Interestingly, I recently heard some nearby residents opposed a neighbor’s small 10KW wind turbine. Anti-wind information about industrialsized turbines was used as an argument against the neighbor seeking to install the small turbine. Opposition to small wind power by comparing it to industrial-sized turbines, and the notion industrial turbines are all green and friendly without looking at the local setting, makes one wonder what happened to our sense of common good. Clearly, the only way to have a “wind/wind” scenario on our journey toward clean energy is to know the difference between petty NIMBYism and intelligent community consensus. We need to get to our goal fast, without running over neighbors on the way.  —Paul McGinniss

photograph provided

News with Ron Lyon

When Renewable Energy Isn’t So Green

30 NEW YORK HOUSE / November 2010

the Honeywell Wind Turbine from WindTronics, which measures just 6 feet (182 cm) in diameter and weighs 170 lbs (77kg), reportedly provides 18 percent of an average household’s (DOE) energy needs.

only on the web

november 2010 Hudson Valley Green Sheet The Hudson Valley Green Sheet is the No. 1 source for green and sustainable news in the Hudson River Valley region, from Westchester to Albany. This weekly digest offers an updated compendium of green and sustainable business news and events every Thursday. Read it online and subscribe to our weekly e-mail alerts. Visit to to subscribe. is updated daily with hundreds of green real estate and buildings-related jobs available from some of the country’s biggest employers as well as some of the fastest-growing companies.

putting the green economy to work Q&A with Jude Golden,Yankee Barn Homes’ Director of Design MGB’s Christina Jelski speaks with Jude Golden, design director of Yankee Barn Homes, about the enduring popularity of postand-beam home design. Golden discusses the construction process and materials as well as sustainable features of Yankee Barn Homes and Jude Golden, director of how these compare with traditional design for Yankee Barn structures. Golden also speaks about Homes ways in which Yankee Barn Homes can customize a design for clients. 31

inner space

horoscopes for your home life by Eric Francis Coppolino / november 2010


ovember is under the influence of Venus retrograde, which is happening between Scorpio and Libra. This transit will have an emotionally clarifying effect as it guides us through a careful reevaluation of past relationships and attachments. That includes gaining an understanding of our past experiences of emotional bonding, commitment, and expectations. The idea here is not to rehash the past, but rather to use what we have already learned to determine what we want today. Desire is the most significant element of who a person is, and it suggests the most likely thing to happen. Therefore, you might say the goal of life is to use that power toward what we truly want, rather than what we don’t want.

Aries (March 20 – April 19)

What you’ve experienced in some of the most intimate aspects of your life has revealed many secrets of a relationship, but really it’s said much more about you than a ‘situation.’ You may still be tempted to think what you’re learning is about someone else, though I suggest you take this opportunity to deepen your relationship to yourself. The inner truths that are emerging now have been veiled for many years, and will show you how to make contact with aspects of your psyche that you crave deeply and often (mistakenly) search for in contact with others. Once you can provide these essential nutrients for yourself, you will have happier and gentler experiences with partners—if you remember that from now on, there are no compromises on truth.

Taurus (April 19 – May 20)

What seems to be about sex, pair-bonding, marriage, or romance is actually focused on healing. With that as your orientation or focal point, you will be able to make better sense of your life and better use of your emotional energy. Healing may seem like an unattractive agenda because it implies that there are injuries, or that there are past situations that need to be resolved. We’re used to either ignoring these things or considering them so deeply buried we can’t get to them. So what’s the use of trying? But your life needs focus and your relationships need focus—and the past does have a way of weighing on you. That might be the first thing to consider: What in the past has so much energy or power? What is your attachment to it today?

Gemini (May 20 – June 21)

You may be uncertain whether you want to retreat into a deeply private space, or proclaim your reality to the world. If you’re considering doing both, you go in the order above: private first, then outward. You’re processing some deep material, particularly around your sexuality and your way of having relationships. You’re the kind of person who says what’s on your mind and who goes for what you want, but you have inner material that’s all but begging for your attention. If you pay attention to what is percolating from the deepest layers of your psyche, your desires will change, as will your perception of your needs. Since you have a good chance of getting what you reach for, I suggest you make sure it’s what you really want.

Cancer (June 21 – July 22)

If you temporarily give up something you want, you may be able to figure out why you haven’t been able to have it. One clue is if the choice to give up this thing, even briefly, causes you to feel like you’re making a sacrifice. This is

32 NEW YORK HOUSE / November 2010

the knot you’re working to unravel: desire, unavailability, sacrifice. This may relate to an old story of feeling lost or entangled. You’re looking for a way into yourself that allows you to encounter some deeper sense of reality than the one you’ve been trying to decipher. The story you’ve been telling yourself is not true—not in the factual sense, and not in the spirit of the tale. Yet what is real and nourishing exists, if you will turn around and—willing to give up whatever you must give up—you open yourself to embracing your inner reality.

Leo (July 22 – August 23)

If your life has seemed like a window that you haven’t been able to get clean, you may finally be seeing some clear light. Nobody wants to be caught in the past, or in perceiving existence through the filters of the past. You’re fortunate to be someone committed to living in the present, and who honors the value of doing so. Those last few streaks on the glass were beliefs that may have worked in the past but that were clouding your perception of people, and situations, how they are today. And how would that be? More solid and grounded than your home life and partnerships have been for many seasons. If you need to be reminded, I suggest you orient your life around your stove and work your way out from there.

Virgo (August 23 – September 22)

Are you willing to give up your old ideas about sex and marriage? Our society is guided by some strict rules that are tattooed into children before they turn three. At the moment you are on a deep personal inquiry as to the nature of those influences, and there is the suggestion of an exchange: that you can give up what does not work in exchange for identifying what does. You may need to proceed in that order; or you may be able to reach directly for what you want, if you figure out that it’s an original thought. Yet that seems to be the nature of the quest: discovering whether what you think you want is what you want. Just because everyone else seems to want something doesn’t make it right for you.

Libra (September 22 – October 23)

Now is the time to practice devotion to that to which you’re truly devoted. Remember that the object of devotion is not outside of yourself. That’s to say, if you’re devoted to a relationship, that is not as much about the other person as it is about your feelings toward them. If you’re devoted to an idea, that’s not really an idea as much as it is something, an aspect of your psyche, with life inside yourself. This is the thing to remember: that you are tending to your own devotion, and your own value of what is meaningful. Sometimes paying heed to something with that much energy calls on us to give something up, that we deem of lesser value. I suggest you do that with no sense of conflict. What is truly yours will come back to you

Scorpio (October 23 – November 22)

Venus has been retrograde in your sign for nearly a month, which may be playing havoc with your emotions. In truth, this is a signal that it’s time to reevaluate a relationship. What to consider, however, is not the structure, finances or commitment status of the relationship, but rather your feelings toward your situation and toward the person involved. Do you really feel there is deep contact and empathy? Do you feel you’re getting your wants and needs met, and do you

feel appreciated for what you’re offering? Relationships are based on an organic exchange and that elusive thing called simpatico. Now is the time to observe what you really feel, rather than what you think you’re supposed to be feeling.

Sagittarius (November 22 – December 22)

You may feel like you’re backsliding. I can see that you have a sense of something missing, or of something being just a little out of reach. Yet don’t think your doubts, if they exist, will hold up for long. A number of different movements in your life will add up to a revelation of how far you’ve come, and why it would be wise for you to be grateful for that. One of the things that this brief phase of your life is offering you is the opportunity to focus on emotional nourishment. This is typically not the easiest thing for you to get moving; yet you can now make contact with the ways in which you both need emotional contact, and need to offer the same to others. This will nourish your soul, and your ideas.

Capricorn (December 22 – January 20)

Winter is your season, and it’s approaching. Not everyone can appreciate the bare, stark beauty of the Earth; most people feel a sense of loss. Yet at this moment, I trust you can feel a sense of your own presence in the world. Your presence might remind you that something or someone is missing. If that is true, here’s what I suggest: Consider where that person is; consider whether they’re happy, and living their true calling. We carry around plenty of judgments about what people do, based on how those decisions leave us feeling. The remedy here is to focus on your existence, your desires, and your unusual sense of soul calling that is at the forefront of your priorities every day.

Aquarius (January 20 – February19)

Now is the time to ask yourself whether you’re at home in your career. By at home, I mean: Does it work with or against the natural contours of who you are? Do you feel as safe and secure in your workspace as you do in your living space? And is your work emotionally gratifying? That is the most meaningful measure, though how you relate to the physical space is vital. There is one other factor, which is devotion. Devotion is something that lives through you, not something you have to do. Yes, you may need to tend the fire, but the fire burns of its own accord. This month the planets are asking: Is your career related to your deepest devotion in life? If not, what would it take to get you there? If so, how can you share this with others?

Pisces (February 19 – March 20)

You often feel under the influence of others. They can— and will—do what they want, and the question is why this has such a profound effect on you. You seem to know this, though your awareness falls off right at the point where you recognize your influence on them. Noticing this isn’t going to get you where you need to be, but if you at least focus on how the energy moves in both directions, you’ll feel more like a participant in your life rather than someone who is merely along for the ride. Pay attention to that distinction: The more you actively participate in every facet of your existence—especially your relationships—the more you’ll feel like your life is truly your own. That, if I may surmise, will get you where you want to be. Visit Eric Francis at

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and a wonderful place where wildlife abounds. 61 acs of forest on walkable land & a pond for fish where kids can hone their row-boating skills. Doublewide ranch has 3 bdrms, 1 1/2 bths, kit, dining area, separate workshop & storage garage. Private setting. Asking: $210,000 #78107


Beautiful 3-bdrm home & farm on 4.55 acs equipped to impress horse lovers. Inside 60â&#x20AC;&#x2122;x100â&#x20AC;&#x2122; riding arena, 10 hdwd horse stalls w/birthing area, another barn for cows, well-landscaped lawn, stream & wonderful views - all on well-maint rd. Asking: $299,000 #76590

Nice 57.57 surveyed acs w/17+/- acs on former house side of rd & 40+/- acs on garage side. 17-ac side slopes uphill & has 2-3 bldg sites mostly open w/wood in the back & multiple springs. 40-ac side has stream & then 80% wooded in back. Trout & wildlife abundant. Blueberry bushes on garage side. Very nice 3-bay gar w/cc flr, paneled walls, 100-amp elec & 2 elec heaters. Asking: $230,000 #78318


3-bdrm vill home w/upstairs sunroom, encl rear porch & stone patio to enjoy your deep, grassy lot. 1-car att gar & bonus 24x24, 2-story gar w/workshop. Ideal home in pleasant neighborhood setting. Asking: $129,000 #77466


Farmette on 8+ acs w/4-bdrm, 2.5-bth farmhse & barn set up for 6 horses & hay storage. Very secluded w/ beautiful view. Asking: $184,900 #77673

Picturesque 111-ac parcel w/lrg pond & nice mixture of open & wooded. Enjoy fresh air, beautiful views & abundant wildlife. Asking: $299,000 #76445

AMAZING 1700S COLONIAL MANSION + office building, rental units,

1876 CENTENIAL FARM, Colonial Home, Orchard, Farm Market and acreage. Many possibilities for family run business. $1,399,000

CLINTON COLONIAL brand new 4700 sf custom home, huge master suite+ 3 bdr. , granite & stainless kitchen, possible in-law apt or office, walkout basement, on 57 private acres just 10 minutes to Taconic Pkwy. $999,000

VICTORIAN ALPINE RETREAT incredible panoramic views, wonderful plantings, 3 levels, oak floors, huge gourmet kitchen, 2 car attached garage on 70 acs. $395,000

POST & BEAM FARM HOUSE on 20.67AC. with mountain & valley views. Many updates HW floors, and stone fireplace. Pond and numerous fruit treeâ&#x20AC;&#x2122;s that color the landscape & complete a picture perfect setting. $349,000

VICTORIAN COLONIAL center hall dual parlors,3 bdr/2 ba 3rd floor studio, large porch with hot tub, 19 ac, Great value. $310,000

BOARD &BATTEN COLONIAL STYLE 3 BDR/2.5 ba on 10+ acres, dead-end privacy, mountain views, guest quarters over 2-c garage, separate heat,etc. Paddock and run-in shed for horses. Chatham Schools. $290,000

OWNER MORTGAGE. Currently gross income is $4,000/month could be increased substantially on 12 acre estate suitable for development. $2,000,000

SECLUDED RANCH Mint condition. Oak Cabinets, Red oak flooring, 2 car garage, generator hookup. beautifully landscaped lawns. Two lots second home on the property. $289,000



MAGNIFICENT DUTCHESS FARMLAND up to 420 acres, $20,000 per acre $8,400,000 FARMING OPPORTUNITY 300 acres of magnificent land with loads of frontage, grosses $300k, owner will sell or partner $2,900,000 LIVINGSTON Commercial/Residential 60+ acres, Rte 9 mixed development, good soils $1,950,000 UPSCALE CONNECTICUT MOTEL 23 unit gem in great area on 6.5 acres. Opportunities for expansion,town water and near town sewer lines, asking $895,000 HUDSON: DEVELOPMENT OR ESTATE 130 acres, nr NYS Thruway, Amtrak $850,000 6 UNIT RENTAL desireable Red Hook income property, 5 year old complete renovation, gross $88k, net 55k asking $655,000 DEER LAKE 2 houses 7 units, gross $83k on 21 acres beach, development possibilities $579,000 DEVELOP NEAR HUDSON 27 lots approved (30 acres), inground septics $475,000 UNIQUE HUDSON RIVERFRONT 10 acs, large natural harbor, open zoning, great neighbors $399,000 3000 FT ON KINDERHOOK CREEK this 85 acre former campgrounds had two ponds, lots of gravel and stone, great deal at $399,000 SPECTACULAR PENTHOUSE live rent free, 3 other rentals support the mortgage, across the street from Columbia Greene Memorial Hospital, $39,000 rent roll $345,000 ANCRAM MIXED use post office $1500/m, 2 rentals $1500/m great location, great opportunity $298,000 HUDSON BRICK 5 exam rooms w/ restrooms plus 5 other rooms including large waiting room and kitchen. Many possibilities great deal. $119,500 MINI-DEVELOPMENT 5 lot approved subdivision: 4 residential, 1 highway commercial amazing price $115,000 CATSKILL QUEENE ANN VICTORIAN 3 level fixer upper, 2 ac commercial many options $79,000

MAGNIFICENT DUTCHESS FARMLAND up to 420 acres, $20,000 per acre LIVINGSTON COLUMBIA COUNTY 184 acres spectacular Catskills views,lots of gravel WORKING DAIRY 400 acs, 2 farmhouses, barns SPECTACULAR BERKSHIRES 115 acs, subdividable in estate area,mtn.views LIVINGSTON FARM 168 acres fields, woods, and privacy, two streams, large barn COPAKE VIEWS 88acres of gently rolling wooded hills, adjoins 1000 acre Audubon Preserve FULL CATSKILL VUS from this extraordinary 22 acre parcel on upscale road in Northern Columbia CLINTON CATSKILVUS full range on private wooded estate setting, subdividable 95 acs KINDERHOOK 98 acres, ideal for residential development, frontage on Rt. 9 INCREDIBLE 135 acres abundant wildlife, large beaver pond, Hudson flyway TOP of the WORLD 100 acres, privacy Catskill & Berkshires views, sub-div. poss. RED HOOK Country private 17 acre parcel BOHA Subdividable RECREATIONAL PARADISE 56 acres, woods,fields, pond, views, multiple building sites, ownfinan 3LOTS close to Albany, rural, great deal BUILDING LOTS: LAKEFRONT 109k, RED HOOK 99K, TACONIC HILLS 39k, GHENT 25k,

$8,400,000 $4,000,000 $2,600,000 $1,850,000 $1,300,000 $739,000 $699,000 $399,000 $399,000 $375,000 $299,000 $225,000 $169,500 $75,000 ATHENS 75k 37

columbia \ dutchess \ greene

WORKING DAIRY FARM on 400 beautiful rolling acres, 2 colonial style farmhouses, barns, garages, silos. $2,300,000

The Hudson Valley’s Most Important Real Estate, Business and Green Networking Event, EVER!




“This is the start of something very, very BIG.” Hundreds of people attend ScheinMedia’s premier gatherings for two hours of invigorating networking, deal creation and most of all, great fun!

Coming in in February February 2011 2011 Coming


Cynthia Kudren | 845.340.9600 x110 | For more information go to:



“National Historic Register River Properties 1st time offered in 30 Years”

Hudson River views from every room. 20 ft. to actual shoreline. This 1840s brick Greek Revival, the ABRAHAM BROWER house, is on 2 village lots with wide board floors, architect designed gardens and terraces, fenced in yard. 2 story antique barn with home office afford function & privacy. 3 bedroom/2.5 bath 2324 sq. ft./2 fireplaces Wappingers schools 3 blocks to New Hamburg/Metro North Train. MLS# 289984 $499,000 38 NEW YORK HOUSE / November 2010

Jennifer Conn-Bonnar Licensed Real Estate Salesperson Exit Drake Realty

2790 W. Main St. Wappingers Falls, NY

Cell: 845 616-5551 Voice: 845 298-6034 Magnificent 1840s brick Greek Revival Hudson River waterfront treasure. Rare 315 feet of direct waterfront. The ADOLPH BROWER house. Exceptional period detail throughout. 3 Bdrms/1.1 Baths, high ceilings, wideboard floors, 2 fireplaces, balcony, & terraced gardens. Inground pool, 1.1. Level acres and the Hudson River as your backyard. MLS# 291188 $1,350,000

“CELEBRATING OUR 22ND YEAR” LICENSED REAL ESTATE BROKER, Brad Rebillard ASSOCIATE BROKER, Theresa Westlake LICENSED REAL ESTATE AGENTS, Carolynn Merwin, Wayne Euvrard, & Jeanne Rebillard

5917 N. ELM AVENUE P.O. BOX 798, MILLERTON, NY Brad Rebillard, Broker – Specializing in First time Home purchases – Investment Properties – Short Sales & Foreclosures – Weekend Homes – Rentals SFR (Short Sale Certified) Please call us to learn more about short sales. GALLATIN THE FORMER GALLATINVILLE HOTEL located in a quaint late 1700’s Hamlet, this is one of the original buildings associated with the Gallatinville stop, with several original buildings in the hamlet. This totally renovated/restored 3 bedroom 3 bath Colonial has a large country kitchen, dining area, a large living room & laundry on the first floor & a master bedroom suite, 2 full baths & 2 more bedrooms on the 2nd. There is a private back yard patio/garden area with a perimeter privacy fence. Only 5 minutes to the Taconic State Parkway. $239,000

MILLERTON DRASTIC PRICE REDUCTION All the extras! Red Oak floors - Marble & granite counter tops, cherry kitchen cabinets, fireplace, and more. The list is extensive. From the fleck epoxy garage floors to the central vacuum, or the eleven foot high ceilings in the LR-DR-Kit areas, the builder had built the house as his own. There is central ac, Andersen windows a high efficiency heating system and more. Oh, and there are mountain views. Located about 1 mile from the Village of Millerton. 12 Miles to the Metro-North Sta. $539,000 MILLERTON

ced Redu



MILLERTON - Two side by side three bedroom apartments. This well maintained early 1920’s home has hardwood floors, good size rooms with high ceilings, a full basement and attic. Recent updates include, roof, siding, 2 furnaces, interior painting, floor refinishing, and 2 upgraded kitchens. The apartments are mirror images of each other with a kitchen, living and dining rooms on the first floor and three bedrooms and a bath on the second. Walking distance to Main Street Millerton. The Harlem Valley Rail Trail and only 11 miles to the train station. $220,000

OF THE TACONICS! Views overlooking lush farmland &

the Taconic Mountain range. The 3 plus acres is open & the scenery is beautiful whether sitting on the covered front porch or the large rear deck. This home has high ceilings, crown mouldings, hardwood & ceramic floors, a wood burning fireplace, central AC, commercial grade generator and more. The master bedroom suite is on the first floor and the remaining bedrooms are on the second. There is a laundry room on both floors. Walking distance to the Taconic range hiking trails, close to Under Mountain Golf Course, the Rail Trail and the Village of Millerton. About 20 minutes to to the train sta. $429,000

AMENIA – SHORT SALE! Complete renovation inside and out in 2004 including a new septic system. Like to walk, bicycle or roller blade? House is across the street from the Harlem Valley Rail Trail. Great Westchester/NYC commute! Located three miles from Metro-North Wassaic station. Make an offer! Call if you’d like to learn more about a short sale. New Price! $159,000

ANCRAM – Enjoy the peace and quiet of the Ancram

country side. Located at the base of the Taconic Mountain Range with spectacular views of the Catskill Mountains & terrific sunsets. Down a long drive through Under Mountain Golf Course you can enjoy the beautifully kept greens and close up scenic views of the valley. The 3 bedroom 2 bath home has a fireplace, large master bedroom, a deck overlooking the views and a large 2 car garage with work shop. The 10 acres borders a golf course, so if you play golf, you’ve found your dream home! Centrally located to Berkshire, Litchfield and Hudson valley activities. 1 mile to the Harlem Valley Rail Trail & popular hiking trails. Minutes to skiing. Reduced $249,000

MILLERTON - This light filled Cape is a well built


Located walking distance to the Village of Millerton Main Street and surrounded by homes built in the late 1800’s on a tree lined street. This spacious home is currently used by one family as two units, and has the high ceilings and beautiful wood work of homes of that era. The main floor has a country kitchen, living and dining rooms, charming sun room and full bath. The second floor has a four room apartment with a galley kitchen, living and dining rooms, two bedrooms and two baths. There is a large basement and walk up attic. The detached garage is currently used as a work shop. The owners have made perennial gardens, walkways, and other improvements to the yard. Enjoy all the wonderful shops, restraints, the rail trail and events in the Village of Millerton just by walking down the tree lined sidewalks to Main Street. $259,900

This is the view from a contemporary cottage on a 2 acre hillside. The setting is secluded with a open yard and protected by vast woodlands. Enjoy the open living area with cathedral ceilings, brick fireplace, an eat-in-kitchen, two bedrooms and full bath, all on one floor. $269,000

circa 1925 home and only a 3 minute walk to Main Street in the Village of Millerton. Full of charm and character, this home has a cheery kitchen, large living room w/fireplace, bath, a bedroom, hobby room and dining room on the first floor. On the 2nd floor there are 2 bedrooms, one has the original built- in dresser/bookcase & another has 2 separate closets & storage areas via attic access. Located in a quiet neighborhood & 11 miles to the Metro-North Train Sta. & walking distance the Rail Trail that’s great for walking, biking or to rollerblade. $209,000

COPAKE – Great for the weekender or full the timer. A pleasant 3 bedroom 2 bath home located on a quiet country lane with over 8 mostly wooded acres. Enjoy nature at your door. This is a great location and it’s just minutes from Copake Lake, skiing, Rail Trail, State Parks, Berkshires, TSP & trains. $219, 000

MILLERTON’S OWN RENTAL AGENCY – We’re rental agents for Landlords and Tenants and currently have several rentals available in the area.

We also offer rental management and real estate concierge service. BUSINESS OPPORTUNITY– For Lease - Dutchess County - In business for 27 years - Route 22 location - 80 seat restaurant w/a long following - $2,800/mo 39

dutchess \ columbia

MILLERTON – Affordable home in great condition. This well cared for home has a open, light feeling. The seller has opened up the walls between the KitLR-DR. There is a newly added enclosed sun porch, two decks, a family room, and a jet tub in the master bath. Also, there is a two car garage. A low traffic area that’s great for children and taking long walks. Close to the Village of Millerton, the Harlem Valley Rail Trail and only 11 miles to the train Sta. Reduced $199,000

3 season escape awaits you to enjoy the fall foliage. There is a large living area, a good sized bedroom, and updated bath. The covered porch is large and overlooks the large yard and distant mountain views. 11 Miles to the Metro North Sta. 2 hrs to NYC & 1 Mile to the Village of Millerton. $99,000

Dutchess \ columbia

Copake. New high-end construction with exceptional details. Over 4,000 square feet on three light-filled levels. Walls of glass frame protected panoramic views of the Bash Bish Gap & Taconic Range. Chef’s kitchen. Double-height living room. Family room. Home office. Gym. Wine cellar. And more. 4 bedrooms. 4.5 baths. Two fireplaces. Geothermal heating & cooling. Screened porch, 3 decks, & bluestone latio. 22.85 acres. Private road. $1,650,000

Copake. Clean, modern, open floorplan. Library. Home office. Playroom. 3 bedrooms, 3.5 baths. Custom cabinetry throughout. Views of Bash Bish Gap and the entire Taconic Range. Private Road. 14.82 Acres. Call for details

Copake. The E. W. Sweet House. Carefully restored 1820s Greek Revival. 4 bedrooms. 2.5 baths. Fully equipped chef’s kitchen. Original details throughout. 2 fireplaces and woodstove. Screened porch overlooking the two spring-fed trout filled ponds. Spectacular 1500 SF barn/studio with heat and electricity. Outhouse and wishing well. 6.03 acres. $989,000

Hillsdale. New green construction. Energy-efficient. Geothermal heating & cooling. Fully-equipped chef’s kitchen with custom cabinetry and quartz countertops. Large butler’s pantry. The great room features a Fire Orb self-hanging, revolving fireplace. 4 bedrooms. 3.5 baths. Custom, oversized mahogany windows frame the views of Catamount ski area, Deck and 2 balconies overlooking the heated gunite pool. Private 13.28 acres. $1,495,000

Ancramdale. Newly built. Sunny, open plan farmhouse. Kitchen with granite counters and stainless steel appliances. Expansive master suite. 4 bedrooms. 2 baths. Finished walkout basement. 2 acres with panoramic views of the Taconic Range and surrounding fields. $597,500

Ancram. Clean, modern design. Green, energy-efficient construction. Large open living area with a wall of glass. 3 bedrooms. 2.5 baths. Views to the south of farmland and distant mountains. 3 acres. $895,000

Austerlitz. The best of the Bald Mountain lots. The highest point in Columbia County. Private building site overlooking your own 3 acre pond. Views of Catamount, Butternut, and everything in between. 96.16 acres. $1,750,000

Hillsdale. Open field surrounded by hedgerows. Southeastern view. Private road. Minutes to skiing and to all Berkshire and Hudson activities. 14 +/- acres. Quiet & private. $275,000


Magnificent Brick Townhouse

3000 square foot home with original details, spacious rooms, spiral staircase and four marble fireplaces. On the Southside, walk to the Poughkeepsie Tennis Club. WEB# HA449689 C/POUGHKEEPSIE ........$199,000

Wonderful Private Country Retreat

Four-bedroom home sits back off road with a circular drive. Large modern kitchen with breakfast area is terrific for family gatherings. Front to back living room with fireplace. WEB#HA549331 CLINTON $449,000

Mint Raised Ranch

Four-bedroom home with double lot. All new mechanicals including heating system. French doors from family room lead to patio and water front. Bring your boat. WEB# HA554199 HYDE PARK ..$350,000

Builders Own Home

Four-bedroom Colonial with steel I-beam construction. Great room with seventeen foot ceiling and fireplace with pellet stove insert. 3-zone central air and 4-zone Hydro heat. WEB#HA549209 MARLBORO $575,000

Great Two-Family

On a quiet country road with a stream running through the yard. One unit has three bedrooms and the other unit has two. Features new: electric, windows and heating systems. WEB# HA549171 RED HOOK $275,000

Minutes to I-84

Mint four-bedroom Colonial located in Streamside Knolls. Shining hardwood floors, huge bonus room, and large kitchen that leads to family room and breakfast area. WEB# HA574905 FISHKILL..$395,000

Spectacular Kingwood Drive

6200 square foot home with state-of-the-art indoor salt water pool with falls. Dramatic curved staircase in the entry. Brazilian walnut floors and custom kitchen. WEB#HA556372 POUGHKEEPSIE ..........$1,995,000

Norm Mackay

Licensed Salesperson Millbrook Brokerage Tel: 845.677.6161, Ext. 308 Cell: 845.464.5854 Trust. Integrity. For Over 120 Years. The Areaâ&#x20AC;&#x2122;s Market Leader. 41


Custom Log Home on 40+ Acres

Winter/summer getaway only one half hour to Cooperstown skiing. Cathedral beamed ceilings and full wall fireplace. Huge four stall barn with loft. WEB#HA557799 LITTLE FALLS ................$325,000

Ready to Move In

Located outside the village, a half mile from dairy and horse farms is this charming stone house with hardwood floors and a beautiful stone fireplace. WEB# HA558272 PLEASANT VALLEY ......$249,000

Le Grand Real Estate, Inc.



RHINEBECK 72 acre farm 1/2 mile from village proper, mostly cleared with rolling topography has several large barns and 2 acre pond. Several view vistas, property is subdividable, great for horses or family compound, priced to sell at $995,000

TIVOLI Spectacular chalet /cape on 9 breathtaking acres, open floor plan with 3 large bedroom 2 baths, new gourmet kitchen. Home is like new with central air and all upgrades. Enjoy the panoramic view from the large country porch. Also has 4 car unattached barn/ shop/ garage - great for a weekender. Offered at $595,000

RHINEBECK Reproduction carriage house on 15 secluded acres. Home offers high quality craftsmanship, gourmet kitchen, top grade appliances, over sized bedrooms and an open kitchen living area. Property is secluded and offers an additional house site. 4 car garage and unattached barn. Priced to sell at $415,000

RHINEBECK Brittany Hollow Farm - 60 acre working farm located between the villages of Rhinebeck and Red Hook. 60 acres mostly cleared and drained with Catskill Mountain Views. Large barn complex and several outbuildings. Small pond and 6 bedroom 1850â&#x20AC;&#x2122;s farm house in good condition with all original detail retained. Great for horses, organic farm or family compound. None nicer! Asking $1,725,000

RED HOOK Master builders log home - offers 4 bedrooms 3 baths, vaulted ceiling with stone fire place in great room. Large private master suite with exceptional home office/studio area. Landscaping is exceptional and wooded lot offers extreme privacy - Enjoy Catskill views from the large deck system A must see home. Offered at $495,000

LIVINGSTON Syngenta Farm, 387 acres mostly cleared and drained, a lovely 1850â&#x20AC;&#x2122;s 6 bedroom farm house, guest cottage and 5 large farm buildings - a working farm has pond for irrigation, 3000 foot office building with T-1 service. Property is minutes from Amtrak service in Hudson, shown by appointment only and just reduced to $2,600,000

Visit us on the web 845-876-2630 ((( ),, 2 %!,49 3 %26)#%3 ) .# 







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Terraced gardens, mature evergreen trees, perennial beds & fern gardens create a magical setting for this special home. A comfortable blend of cathedral ceilings, open, light-filled rooms, a soaring fireplace, & all season sunroom add to the charm of this 3BR/2BA home. There is also a barn w/ finished office space & bath. 



Located on a quiet country road this home is sited on a hill overlooking pasture w/stunning Catskill Mt. views. Custom details, wrap around decks & flexible floor plan. Master bedroom suite w/private balcony, dressing room & steam shower, great room w/fpl., beamed cathedral ceiling & French doors to deck. Guest room w/bath on first floor.  


Entertain in style. This very private property consists of the main house, guest cottage, pool, pool house w/bar, a gazebo overlooking a stream, professionally landscaped gardens & stone walls. The living room has a 10â&#x20AC;&#x2122; ceiling w/a floor-toceiling fireplace. All new kitchen w/stainless appliances leads into the dining room thru a swinging door.  

Located within walking distance to the village center, this lovely Victorian is currently a medical office building. There are 16 rooms (10 rooms w/sinks), 3 bathrooms, and central air. Beautifully landscaped property. There is also a large barn/garage. Many possibilities: multiple use rental offices, B&B, or convert back to a residential home. One of a kind property.  

Location! Location! Location! 23 gorgeous acres of woods, open fields, rock outcroppings, streams, a pond, gardens, plus a charming 3 bedroom house, a studio and a barn! Two miles from Rhinebeck Village and totally private.  

3)*/&#&$,7*--"(&(&. Totally renovated with impeccable taste. Double lot with perennial gardens, mature trees, private backyard. This light-filled 3BR/2BA 1930s Cape features hard wood floors, period detailing, top of the line kitchen & baths, French doors, fireplace, two covered porches, bluestone patio and a detached 2 car garage. A delightful home!  

Completely restored 3 bedroom house with new: plaster on the 1st fl, sheetrock & millwork on the 2nd fl, central air & heating. The yard a gardenerâ&#x20AC;&#x2122;s paradise - perennials blooming spring to fall, fruit trees, organic vegetable gardens & patio. The vintage barn has been converted to a charming guest house.  


7*$503*"/07&3-00,*/()6%40/3*7&3 Circa 1900 2nd. Empire Victorian with mansard roof. Features large open rooms with period detail, two fireplaces, French doors, sunroom, covered front porch and a second floor observation deck. Three levels of living with 3BR/2.5BA, living room, library, dining room and gourmet kitchen. Charming and impressive.  

3)*/&#&$,$&%"3$0/5&.103"3: This custom built home is located on a quiet cul de sac just minutes from the center of the village. Quality construction with 3 zone radiant heat, stone fireplace, 3BR/2BA, screened porch, cherry floors, and Jacuzzi tub. Wonderful private home close to everything. Move in condition 

8"/550-*7&*/5*70-*  This charming 1843 Colonial is sited on an extra large village lot that has its own trails thru woods and open park space for family fun. Features 4 bedrooms and 2 baths. Nicely maintained, with a wonderful front porch, the house has all the lovely details. 

#&"65*'6--:61%"5&%3&%)00,3"/$) This lovely, airy, 4 bedroom home has been thoroughly updated. Everything has been redone: Kitchen with custom maple cabinets, ceramic tile floor & venting skylight. Ceramic tile baths; double glazed windows; Pella sliding glass doors. Premium vinyl siding & gutters. Huge, partially covered deck. B-dry system, central air.  

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Sited with privacy on a quiet country road, this custom home has been lauded for its craftsmanship & style. The light-filled great room features floor to ceiling windows, vaulted ceilings, bamboo floors, kitchen w/custom designed cabinetry, honed bluestone counters, fpl. w/slate built-in cabinetry, deck w/hot tub, bluestone patio. Professionally landscaped.  


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A MODEST HIDEAWAY that is very nice, this 1400 SF 2 BR home has a LR w/ a FPL, a separate DR, nice K & bath & a huge FR. There is wonderful light, a garage, & almost an acre of land at the end of a dead end road close to the TSP. $169,900.


lass s of g Wall

HIGH STYLE, filled with light, & very spacious, this 2364 SF Red Hook hilltop home is unique & beautiful w/a designer granite K, 31 ft LR w/walls of glass, a DR, MBR suite, large FR, & 3 manicured acres w/Catskill views. $349,900.

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A COUNTRY RETREAT, this 4 BR, 2.5 bath Contemporary is fashioned after a DECK home w/12 ft cathedral ceilings, walls of glass, a huge FR, DR, beautiful brick FPL, huge decks, & 5.2 very private acres. Relocated owner. $395,000.

park o rec t e s Clo

IN LINDEN ACRES, Red Hook, this fabulous 4 BR, 2.5 bath colonial is spacious & distinctive. You will love the huge rooms, beautiful FPL, CA, inground pool, & the quiet location @ the end of a cul-de-sac. $499,900. 44 NEW YORK HOUSE / November 2010

kes r sha a d e C

MOVE YOUR FAMILY to this 2000 SF, 4 BR, 2 bath Rhinebeck home & enjoy space & wonderful amenities w/an outstanding MBR suite, oak floors, DR, FR, fireplace, office, & a heated 2 car garage, all on a quiet cul-de-sac. $279,900.

tain main o t Easy

THE DRAMATIC GREAT ROOM has a stone FPL, skylights, French doors, & an oak floor. There’s a separate DR, lovely K w/a huge pantry, two bedrooms, one 22’, ceramic bath, huge garage, patio & gardens @this lovely Red Hook home. $224,900.

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WITH A DECORATOR STYLE all its own, this 2316 SF, 1920s Rhinebeck colonial has the latest K & baths, beautiful wood floors, a gorgeous library, FPL, cathedral great room, & 5 outdoor spaces w/stone patios & a fabulous 36’ inground pool. $475,000.

land pen o l u f ti Beau

A PERFECT COUNTRY RETREAT,this spacious,handicapped accessible one story home has a stylish, light filled interior, a beautiful K w/granite & a Viking range, spacious MBR suite, plus wonderful patios & landscaping. Complete privacy! All reasonable offers considered. $499,000.

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IF YOUR CRAVE TRANQUILITY, you will want to see this lovely 1 story home, surrounded by 2.2 acres at the end of a country cul-de-sac. You will love the 2 FPLs, MBR suite, DR, FR, & deck. Huge trees, stone walls, serenity! $349,900.

e in! Mov

A SPECIAL BUY @$219,900, this updated 2 story home has great mechanicals, 4 BRs, 3 baths, a guest suite for family or guests, wood floors, beautiful woodwork & doors, Catskill views, & wonderful light. Priced to sell now!

SF 3495

SOO CHARMING, this Circa 1800 5 BR, 2 bath colonial has very special floors, moldings, doors & trim. There are 10’ ceilings, a huge DR, a front & back stairway, 2 FPLs, a sunroom, & 3 beautiful acres next to the golf course. $449,900.

03 in 20 t l i u B

THIS WONDERFUL RHINEBECK COLONIAL is move-in ready & has everything: CA, a FPL, 9’ ceilings, an open floor plan w/a glorious K, 2 MBR suites, oak up & down, French doors, a huge deck, & 3+ acres w/a fenced yard for pets or children. $549,900.

OLD COACH STABLES Equestrian property located in the lovely Millbrook Hunt Country, 1.5 hours north of NYC. Lovely 18th century colonial with fine moldings, wideboard flooring and 4 fireplaces. 22 stall barn with apartment and 12 stall yearling stable. Fenced paddocks. All on 26 acres. Offered at $1,295,000.

PRIVATE ESTATE WITH SPECTACULAR VIEWS Exquisite home located high upon 30 acres of protected land. Over 7200 sq. ft. with 10 ft. ceilings, gourmet kitchen., library, 5 BRs, each with a full bath, wine cellar, 3 car garage, heated barn w/office and a beautiful stone terrace. Offered at $1,595,000.


ELEGANT CAPE COD Lovely 3 BR home on 5+ private acres. Quiet, country road. Views of neighboring farmland. First floor master suite, built-in bookcases, oak hardwood floors, brick fireplace, solid cherry kitchen cabinetry, French doors, private outdoor area with red cedar pergola. Offered at $549,000.

ELEGANT CONDOMINIUM AT MILLBROOK HOLLOW A beautiful country condominium awaits you through private gates. The main level offers an entry hall, an eat-in-kitchen, 2 bedrooms, 2 full baths, and a dining room opening to a living room with a brick fireplace. The second level provides a third bedroom, a full bath, and a loft study. One car garage, balcony and deck. Offered at $349,000.



Fantastic early 19th century colonial farmhouse. Conveniently located an hour and a half from NYC and just 10 minutes to the Village of Millbrook. Over 2500 sq. ft. with many original details, including 2 working brick fireplaces, original wide board flooring, period moldings and beamed ceilings. 4 BRs and 2 full baths. Offered at $299,000.

Traditional c.1800 center hall colonial close to Rhinebeck. Beautifully maintained with 4 BRs, 2 baths, LR w/FP & French doors to covered porch, country kitchen w/FP & doors to brick terrace, formal DR, library and music room. Countless original details with timeless appeal. Offered at $549,000.

Located in the lovely Millbrook Hunt Country is this 4700 square foot home, set beautifully on a knoll on 39 acres. Lovely views of meadows, woodlands and neighboring hills and mountains. Suitable for horses. Includes paddocks. Additional acreage and barns available. Offered at $2,295,000. .

845-677-5076 t 3269 Franklin Ave. Millbrook, NY 12545 t 45


71 ACRES IN MILLBROOK WITH TREMENDOUS VIEWS Located on Chestnut Ridge Road in Millbrook is this four bedroom sprawling ranch home with tremendous views of the Catskill Mountains and Millbrook Countryside. Wonderful opportunity for someone looking for an estate parcel. Co-exclusive. Offered at $2,000,000.

Main Office

1177 Route 55

LaGrangeville, NY 12540 (845) 454-7800

Dutchess \ greene



R. Ferris real estate, LLC A Countr y man’s Broker














Pawling Office

9 East Main Street

Pawling, NY 12564 (845) 855-0042


HIDDEN LAKE – Circa 1860, 10 –room, 2.5-bath homestead and century old barn on 48 + acres including 3.5 acre lake. Only 1.5 hours to NYC. Offered at $750,000. Call our Pawling Office 845-855-0042.

PAWLING CONTEMPORARY – Private Retreat. Open 8-room, 3-bedroom home with absolute privacy. 3 Acres. Heated indoor pool. Decks afford views of ponds and woodlands. Offered at $549,000. Call Liz Hofweber 914-760-9418

HISTORIC TREASURE – 1736/1840 Greek Revival offered for first time in 50 years. 1.8 acre treed lot at end of culde-sac. 10 foot ceilings. Fireplaces. Garage. Barn. Heated in-ground pool. Just reduced. Offered at $490,000. Call Karen Schwark 845-724-5769

MOVE RIGHT IN – Everything has been done for you, move right into this 3-level condo. 2-Bedrooms, 2.5-baths. New wall to wall carpet. Freshly painted. New Appliances. Walk to train shops and park. Offered at $246,000. Call Sandra Croyle 845-855-3653

CLASSIC EYEBROW COLONIAL – Picturesque 19th Century Farm in an excellent location. Classic front-to-back Eyebrow Colonial with 5 bedrooms, 2 full baths. Fireplace in Living Room. Antique hardwood floors. 7.3 Acres with barns. Perfect for horses, cattle, or other farming endeavors. Arlington Schools. Just listed, this piece of Americana will not last. Offered at $435,000. Call 454-7800

30 ACRES PERFECTLY PRIVATE – Architecturally-designed home offers elegant comfort and absolute privacy in the Clove Valley. Twostory fieldstone fireplace commands the great room including kitchen and breakfast nook. Formal dining room. Master bedroom and bath on main floor. Set down a quiet dirt road a perfect weekend getaway or full-time residence. Only 1 ½ to NYC. Offered at $1,500,000. Call Alicia Crisp 845-233-8368

















Enjoy The Catskills!

Have Your Own Private Playland & Historic Theme Park! This Property Generates Income Every Month! This is an opportunity to have a safe, beautiful, & hassle-free lifestyle!

•Turn-of-the Century House With 4 Renovated Apartments •100 Acres– It’s Getting Pretty Nearly Impossible To Own This Size Property! •Former Western Theme Park, Carson City •4200 Sq. Ft. Theater With Stage & Runway & 2500 Sq. Ft. Basement With Garage Door •Stables •Lighted Outdoor Arena •Roads & Electric Throughout The Property •GREAT INVESTMENT •MANY COMMERCIAL USES •GREAT FOR FAMILY ESTATE

Contact: Gary Kistinger, owner 5365 NYS Route 32 • Catskill, NY 12414


46 NEW YORK HOUSE / November 2010


Come see this unique property located in beautiful Greene County. Just ten minutes north of Saugerties. 5389 NYS Route 32, Catskill, NY NO APPOINTMENT NECESSARY!


$595,000 STANFORD

THIS 1810 FARMHOUSE sits privately down a long driveway & borders the Webatuck Creek. Charming early home w/WBF, 4 FP & covered porch, new kitchen & new bathrooms. Updated utilities, mostly new windows & radiant heat in the basement/FR. Surrounded by century old trees. Move-in condition. Five minutes to Metro North.


$2,950,000 RED HOOK

PRIVATE 70-ACRE family compound. This 1850’s center hall farmhouse sits quietly in the midst of sweeping lawns, perennial gardens and gentle fields. Offers FLR, LR, DR, sunroom, 4-guest BR and MBR suite. Includes 3BR guesthouse w/DR, LR and T-1 Internet connection. Includes 2 vintage barns, pool and trout stream. Co Exclusive.



QUALITY CRAFTSMANSHIP & attention to detail are hallmarks of this hilltop home. Open LR, DR, kitchen floor plan designed for modern living & perfect for entertaining. Full finished basement, 3-car garage & separate 18’ x 24’ workshop/studio. Vaulted ceilings, far reaching Mtn. views & convenient to Bard College, villages & trains.

$575,000 STANFORD



PRIVATE SECLUDED home surrounded by over 700 acres of state land. This rustic yet modern home features an open floor plan, vaulted ceilings, 3 BR, 2 BA & HWF. A 1 BR guesthouse is located away from the main residence. Includes a garage w/ workroom. Conveniently located to Red Hook, Rhinebeck & Pine Plains.


LOVELY C.1845 FARMHOUSE overlooking over 37 acres of open fields, pastures & pond on a bucolic country road. Immaculately maintained home featuring HWF & large windows allowing an abundance of natural light. Tri-level, post & beam barn has room for livestock, a spacious upstairs office plus its own separate well & septic. Close to Bard College & Amtrak.

$98,500 ANCRAM

LOCATED JUST SOUTH of the Village of Millbrook is a 3.3-acre prime building lot. The land is private, lightly wooded w/some outcroppings. No tests have been performed & no BOHA. Adjacent 2.6 acres available for $89,000.

PRIVATE CONTEMPORARY CAPE set on pastoral & scenic grounds. Beautifully maintained w/HWF, a vaulted ceiling & FP in LR, sunroom w/ a built-in hose for plants & 1st floor master bedroom en suite. Full finished basement for recreation or hobbies. Close to Millbrook & Rhinebeck.


THIS WELL MAINTAINED commercial building was formerly the site of the Zagat rated Bottle Tree Restaurant. A hot spot for locals & weekenders alike, it was a thriving business & can be again. Charming interior w/hand-hewn beams & WBF. Kitchen equipment is in place awaiting a new owner. Perfect for a deli or coffeehouse.


EXCEPTIONAL OFFERING of 64-acres on the Hudson River in the Great Estates area. Unspoiled panoramic views of the river and Catskill Mountain Range. Offered as a single estate site with no further development. Two hours from NYC and convenient to Amtrak. 47


This charming 1941 Center Hall Colonial with fifteen-point-one acres (15.1 acres) of Hudson River View with possible sub-division of several lots, The home has 3,317 sqft, 4 bedroom, 4.2 baths, formal dining room, den, office, guest bedroom with full bath, two working fireplaces, built-in book shelves, hard wood floors, two stair cases, detailed moldings, cedar siding, three car garage, gunite in-ground pool, blue stone patios, balcony off master suite, beautiful garden vistas and views of the Hudson River. Very private home in the prestigious Hudson River town, in Balmville New York.

On 1.3 acres this 1992 Colonial 5,100 sqft, 6 bedrooms 4.5 baths, views from every room, gourmet kitchen, 2 fireplaces, cathedral ceiling, hardwood floors... In-law suite or guest quarters, large deck area & pool with magnificent views of the lake… Boat dock and so much more…

Is NOW being sold! This is a great investment opportunity. MLS#491238

orange \ ulster

Call for an appointment to see this beautiful LAKEFRONT home.

Only 60 miles from New York City, and 15 minutes to Metro North.

For private showing and further details please call me at 845- 926-6809

$980,000 MLS#497684

Visit us at


©MMVI Sotheby’s International Realty Affiliates, Inc. All Rights Reserved. Street in Saintes-Maries used with permission. Sotheby’s International Realty (TM-trademark symbol) is a licensed trademark to Sotheby’s International Realty Affiliates, Inc. An Equal Opportunity Company. Equal Housing Opportunity. Each office is Independently Owned and Operated. Except Offices owned and Operated by NRT Incorporated.


(845) 338-5252

The Fastest Growing Real Estate Firm In Ulster County

Find out what makes our area so special, visit us online for a complete area guide, local attractions, b&b’s, restaurants, and up to date Real Estate listings.





Outstanding country estate features stunning 4,500 sq. ft. home w/ separate Guest Suite, 5 BRs, 4.5 baths, beautiful amenities, hardwood flooring, floor to ceiling stone fireplace, oversized bluestone patio, 20x40 IG pool with cabana, private park-like grounds feature stream, stocked pond, open meadows & woodlands. Only 1.5 hours to NYC!

Aahh the views! You can see for miles & miles from this incredible setting offering 20 acres w/ a 3,200 sq. ft. contemporary farmhouse featuring 4 BRs, 2.5 baths, 2 native stone fireplaces, MBR Suite with large walk-in closet & Jacuzzi. Acreage provides privacy, frontage on rushing mountain stream, 2 ponds + open space perfect for horses!

48 NEW YORK HOUSE / November 2010



Spacious & airy w/ a great floor plan, this 4 BR Contemporary is well sited on 1.2 acres in a desirable West Hurley location. This special offering features over 2,200 sq. ft. w/ 2.5 baths, an Open Kitchen w/ spacious dining room opens to a family room w/ large fireplace and so much more.



At the end of a quiet country lane, you’ll find this impressive home on 2 private acres, featuring a tastefully updated eat-in kitchen w/ granite counters, wood floors & stainless appliances along with gorgeous ceramic tile & granite baths, Great Room w/ cathedral ceiling, skylights, stone flooring & multi-level deck.


Just outside the arts community of Woodstock in the quaint town of Bearsville, this 1930’s 2 BR cottage offers authentic old beamed ceilings & wood floors, a cobblestone fireplace, plank walls, French doors and mullioned windows. Set amongst old trees & rock walls with 2 car detached garage & separate Studio Bldg!


Hurley - Tucked away on 4+ private acres, this beautifully detailed custom built home features 4 BR, 2.5 baths, designer kitchen with top-of-the-line appliances and cherry cabinetry, LR with stone firepl., spacious FR & fabulous MBR with walk-in closet, Jacuzzi & gas firepl. PLUS IG pool & cabana!

Offered by

Cedar Ridge

Chester, Orange County


Tower Terrace

The Anchorage

Circa 1886 Queen Anne Showcase Impeccably restored to her vintage elegance 5BR/2.5BA, 3900 sq.ft. with 5 fireplaces Complete with library & wraparound porch MLS# 490723 $960,000

Built in 1851, a perfect example of Italianate design 5BR/4BA with 7 imported Italian marble fireplaces Original stone carriage house with 2BR caretaker apartment On 4.2 park-like acres, convenient to Metro-North train MLS # 491379 $930,000

New City, Rockland County

Goshen, Orange County

Shuart-Van Orden

Zane Grey

Woodside Place,

Circa 1765, 4BR 2BA, meticulously restored Mini-equestrian estate with 3 barns & fenced pastures 7.5 manicured acres with additional 4 lots available Listed on National Register of Historic Places MLS# 488768 $1,300,000

Modern European elegance with panoramic views 3BR/3BA, 3200 sq.ft. with light, open floor plan 7 terraced acres with Delaware River rights 88 miles to 42nd St., Manhattan MLS #486470 $1,200,000

Built in 1840, 3BR/1.5BA, 1800 sq.ft. Large front porch overlooks sloped front garden Detached 1-car garage with workshop & additional parking Commercial/residential zone, perfect for professionals MLS # 492662 $380,000

123-acre equestrian dream estate Custom 4BR/3BA brick colonial Dressage & jumping arenas, barns & stalls for 15 horses Expansive private lake with flowing stream MLS # 483931 $3,500,000

New Paltz, Ulster County

Immaculate 6BR/5BA custom home Abundant natural light throughout Chef’s kitchen with 17’bay dining area 32 miles to 42nd St., Manhattan MLS# 486411 $1,300,000

Barryville, Sullivan County

Gladly shown by appointment

Highland, Ulster County

Highland, Ulster County

Country Colonial

Wallkill, Orange County

5BR/3BA 1820’s gem on 1.9acres Wide plank flooring, 3 porches & wood-burning stove 2 garages for 14 vehicles with office above Convenient to shopping and train services MLS $496206 $575,000

845-570-1833 Serving: Orange ● Rockland ● Sullivan ● Ulster

©MMVI Sotheby’s International Realty Affiliates, Inc. All Rights Reserved. Sotheby’s International RealtyTM is a licensed trademark to Sotheby’s International Realty Affiliates, Inc.

An Equal Opportunity Company. Equal Housing Opportunity. Each office is Independently Owned and Operated. Except Offices owned and Operated by NRT Incorporated.

Index of Advertisers

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Hudson Valley Green Drinks L Browe Asphalt Services Le Grand Real Estate Marketing Works Now Mountain Flame Murphy Realty Group N&S Supply New World Home LLC Northern Dutchess Realty NY Real Estate Group Palisades Center Mall Patricia Hinkein Realty Paul Hallenbeck Real Estate Paula Redmond Real Estate Peggy Lampman Pioneer Natural Pools Pro Build Q103 R Ferris Real Estate Scot Cohen Realty Solaqua Sundog Standard Glass of Poughkeepsie Timely Signs Transcend Dental Ulster Savings Bank Water Furnace Westwood Metes & Bounds Realty Will Builders William Wallace Construction Williams Lumber Wittus Fire By Design

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rockland \ orange \ sullivan \ ulster

Sabine Martens

back porch

Boundary Issues Besides the occasional deer, this homeowner in the country has issues with other intruders on property lines. BY Susan Krawitz; photo illustration by julie novak

In the span of just one autumn week I had three unsettling intrusions to the

reveled in the sunlight and the green grass, I remained, imprisoned between fear and

personal space defined by the lines of property. The first was a hunter. I didn’t actually

reason, hovering in the dark indoors. From the look of things, they really seemed to enjoy

see him—just the camouflage painted tree stand he bolted onto a big pine in the woods

themselves. They ate, and laughed, and lay down flat on the grass as if they might just

behind my house. It was a grim, scary thing to find in the bright fall forest, and with

stay the whole afternoon.

indignation and a little fear I taped a note on it asking whoever put it there to take it quickly somewhere else.

A long hour later, the loud BANG of the Jeep’s doors released me to the rest of my day. I ran outside to peer through the bushes and watch them leave. The Jeep’s tires left two

I was in the kitchen one afternoon a few days later when I noticed a big red Jeep moving slowly on the road in front of my house. It stopped across the street, then backed

large, bald patches on the grass. My third uninvited visitor came that very evening, as I was taking a bath. This one was

into a place I’d never seen anyone put a car before: a steeply slanting bit of road edge

the boldest yet: actually knocking—peck peck peck—on, of all places, my back door.

pinched between the pasture fence and the street.Tilting dramatically right, the car halted

It’s dark back there. No one ever knocks on that door. My thoughts careened wildly

in front of the gate, and a man and a woman got out. The woman handed the man a

as I fumbled into clothes. Could it be the hunter, angry his poaching was unwelcome?

blanket and a bag, and then they walked down the hill into my shady, horse-apple-strewn

The picnickers, wanting to borrow a flashlight to light a midnight meal? I peered out a

field. The woman stopped and shook her head and pointed over the stone wall towards

window and saw a car I didn’t recognize in the driveway. A woman was leaning against it,

my neighbor’s larger, brighter meadow. When they reached its crest, they spread out the

scribbling something on a piece of paper. I didn’t recognize her, either.

blanket, opened the bag and started pulling food out of it.

But then she looked up and I did.

It’s not like the land looked deserted. Both fields were mowed and maintained; mine

It was a former neighbor, someone I hadn’t seen since she’d moved away three years

had a fence around it and my neighbor’s even had posted signs. City people, without a

before. She’d seen a light, and had been knocking on the front door for a while, she told

doubt. Did they think country property was some kind of open park, existing solely for

me, before she tried the back. I invited her in, and we sat and talked for hours.

the benefit of anyone who wanted to plunk down for a little al fresco lunch? My first thought was to grab a pitchfork, hike up the hill to indignantly expel them, then stride home and call my neighbor.

It was a lovely chat, made even more so by the fact I’d nearly missed it. “We have met the enemy, and he is us,” a newpaper cartoon character named Pogo once said. Suddenly, the finger I’d been pointing at everyone else’s boundary issues had turned to aim a little

My second was to call my neighbor and let him hike the hill with his own pitchfork.

closer to home.

My third thought was the most radical of all: to simply let them be. It was, after all, a

The tree stand disappeared the next day. I heard through the local grapevine that its

beautiful blue-sky fall day—maybe the last one the season would offer before the gloom

owner had permission to hunt on my neighbor’s land but misinterpreted the property

of winter set in. My daughter and I had just had our own picnic on our lawn. And really,


a little bruised grass aside, what could they hurt?

And in the interest of full disclosure (and perhaps a better relationship with the

And so, I left them alone. But unfortunately, try as I might, the thought of those people across the street just could not leave me. If city people thought a farm field was

enemy), the picnickers may not have been city people after all. On the Jeep’s license plate holder was the name of a very large, and very local, dealer of cars.


open game, what about farm buildings? What would keep them from strolling through Susan Krawitz is a freelance writer, editor, ghostwriter, and children’s author who resides in

the barns? I had errands in town, but I just couldn’t make myself leave. So while the trespassers

Stone Ridge.

Submissions to Back Porch may be sent to 50 NEW YORK HOUSE / November 2010

Search All MLS Listings: Text CBVGR To 87778

Kingston Jewel

This beautiful 3-bedroom Two-Story home is located in a great neighborhood with easy access to the thruway, great local shops and restaurants, and is within walking distance to the famous Stockade district. Many improvements, just turn the key! $190,000

Country Farmhouse

Set up on a hill with seasonal views of the Hudson River, some simple loving touches are all that are needed to bring it back to all of its Splendor and well worth the effort! Spacious kitchen with fireplace in the dining room looks out to the screened in porch with large in ground saline pool. Stunning original detail. $279,000

Perfect curb appeal and country charm! This is a sweet country 3 bedroom, 2 bath home with a huge backyard along your own peaceful creek. At the base of Hunter Mountain for ski season and great festivals! Spacious and light-filled airy rooms in cozy move in condition! $285,000

Fine Country Living with Majestic Catskill Mountain Views

This sprawling and gracious home has it all. Grand living room and cook’s kitchen with soaring ceilings, warm and inviting library, 6 bedrooms (3 with en suite bathrooms) discreetly separate from the common rooms and each other, outdoor patios for grand entertaining or quiet meditation. $1,150,000


Bring this Beauty Back to Life

Watch the change of seasons from the front porch swing. This lovely home is on the Esopus Creek with 168’ of creek frontage and is sited on 2.88 peaceful, quiet acres. Enjoy large backyard for gardening or walk the path to the Creek to enjoy fishing or cool down on those hot summer days. $259,900

Gorgeous Big Victorian

Wonderfully private setting with Terrific views!

Great location in move-in shape, zoned as a 2-family but never used as a multi-family investment. Great rent potential. Basement has loads of storage; attic could be used as either storage or studio. Lots of closets. Renovated bathrooms and plenty of vintage detail. Nice back garden. $320,000

Woodland Valley Stream-side

This is your chance to own a home in the coveted Woodland Valley! Impeccably appointed homes like “Overbrook,” with mountain views and extensive frontage on the famous Woodland Valley Stream, rarely come on the market. This spacious, Craftsman-style home has been renovated down to the studs, while maintaining its captivating charm. $589,000

The Great Northern Catskills at their Best

Tucked away off a quiet country road, this stunning 3 bedroom home awaits you. A warm and rustic wood tone interior of custom milled hickory and pine creates a sense of harmony and lasting value. Large outdoor deck is completely private. Great for entertaining or a place to commune with nature. $399,000

Ulster County’s 1st Mobile Real Estate Company

845.331.5357 845.687.4355 518.734.4200

Get away Hide away!

The massive Emma F. Freer house, an example of the “Colonial Revival”, designed by noted Philadelphia architect Wilson Eyre, is unique to Ulster County. Expansive rooms, cherry hardwood, high ceilings, an astonishing old stove, butler’s pantry, 4 fireplaces: these await the restorer. Left mostly untouched, it can also be a bohemian paradise for artistic souls. $249,000

Located down a winding drive, this lovely four bedroom home offers easy convenience to the town of New Paltz--just a mile and access to the rail trail from the backyard! Interior features include open floor plan on main level, brick fireplace and windows galore facing the ridge for wonderful views and lovely sunsets. $475,000

Custom Designed Timber Peg Home

Welcome to Snug Haven... Your place in the country that will rejuvenate your mind, body and soul. Sweet scent of pine woods and glorious panoramic views welcome you each time you enter. In the heart of the Catskills, enjoy 4 season splendor, cultural events, outdoor sporting activities galore or rest- either way you’re a winner has been lovingly updated assuring assures lasting value. To see is to fall in love. $695,000

Woodstock horse farm

Almost 15 acres & incredible views. 2600 sq ft house, 1600 sq ft barn with 4 stalls, hay loft, & fenced field. Also a 10 acre fenced pasture plus riding ring. Lots of light, seven sets of French doors with decks that surround you with nature and mountain views. $825,000


PAUL E. MCGINNISS: WWW.PAULEMCGINNISS.COM Transition from NYC with Ease - Space to Live & Space to Create

Country Cottage w 3.3 Acres Three Bedroom Charmer in Accord At End Of A Long Country Lane House on Wooded 3.3 Acre Parcel Not Visible From The Road NEW PRICE $249,999


Shokan Private Road

A LIVE/WORK Space Unlike Any Other

Vintage Charm in Woodland Setting


Atelier & Separate Home Office

New Metal Roof / 25’ Ceilings

Two Bedrooms + Loft on 1.4 Acres

ROOMS w Individual Character on Multiple Levels

10 Minutes Woodstock / Easy Access I-87

One Acre On Quiet Country Road In Accord $465,000

NEW PRICE $329,000


Zen Art Studio Retreat A Creative Oasis with a Lawn to Remember. 3 Acre Parcel Ringed with Trees. House At End of Long Driveway. Minutes to Woodstock Village Green Not Visible From The Road $425,000

INNS Which Dreams Are Made Of - If Not Now, When?

The Pine Hill Arms Turnkey Hotel / Restaurant Catskill Mountain Landmark - Since 1882 25 Rooms + 2 Separate Houses Minutes to Belleayre Ski Resort $795,000

The Cold Spring Lodge

The Alpine Inn

Turnkey Country Lodge Center of Catskill Preserve 40 Pristine Acres Town of Shandaken, Ulster County $795,000 OWNER FINANCING AVAILABLE

Turnkey Country Inn Center of Catskill Preserve 68 Spectacular Private Acres Town of Shandaken, Ulster County $2.4 Million

Paul E. McGinniss, Licensed Real Estate Broker Joseph S Walker Jr, Licensed Associate Broker Christopher Ursitti, Licensed R.E. Salesperson 52 NEW YORK HOUSE / November 2010

(845)626-3126 / (845) 626-2999

#1 sold in Ulster County*



Enjoy a casually elegant country lifestyle in this handsome c.1850 Colonial blending vintage detail – wide board floors, beams – with modern amenities – steam shower, hot tub. Gracious 2400+ SF featuring 3 BRs, 2.5 baths, 24’ LR w/stone fireplace, 29’ FR/solarium, FDR, significant 19+ acre site w/heated IG pool framed in mahogany & bluestone, separate heated artist’s STUDIO, orchard & magical meadows w/awesome mountain views. STUNNING! $1,200,000 Call Stefan Bloz, Lic. Assoc. RE Bkr., 845-633-5223


There’s room for everyone in this spacious 2200 SF Cape Cod close to shops and restaurants in charming & vibrant Tivoli village. Features include an expansive 27’ family/media room opening to lovely deck with classic pergola, updated country style kitchen w/breakfast bar, formal dining room, 4 bedrooms, 2 full baths, cozy energy saving pellet stove, attached garage & municipal water & sewer. Quiet neighborhood adjacent to village park. $279,000 Call Patrick Flood, Lic. RE Salesperson, 914-466-8537


Hidden on 5+ rural acres dotted with birches and impressive established gardens, discover this sun washed contemporary farmhouse design featuring soaring 23’ two story living room with cozy fireplace opening to expansive 21’ formal DR w/ French doors to stone patio, natural wood ceilings, full floor MBR suite with loft/den + 2 add’l BRs, 2.5 baths, beautiful wide board floors, breezy screen porch & 0pen “rocking chair” veranda, full basement & 2 car det. garage. $465,000

Click on


Stunning 44 acre estate setting with sweeping meadows & woodlands insures utmost privacy for this significant c.1710 stone & clapboard Colonial combining masterfully restored original details – WB floors, chestnut beams, 2 fireplaces with sophisticated updates - exceptional gourmet kitchen. Offering 3800+ SF, 4 BRs, 3.5 baths, 23’ LR, 23’ FDR, library/ den, office, central AC, stone floored solarium & gracious veranda. BUCOLIC SERENITY. $1,695,000


Call Eric Bean, Lic. RE Salesperson, 845-418-2004

Handsome clapboard farmhouse c.1890 nestled on 1.8 acres with sweet POND fronting the Wallkill River. Features include 23’ LR w/cozy woodstove, dining room, handmade tile in kitchen and 1.5 baths, 3 BRs, lovely pine floors throughout, new windows & French doors, PLUS recent sep. enchanting cottage/STUDIO w/ vaulted ceiling, kitchen & full bath. Fabulous gardens with arbor, trellises & stone walls. $329,000 Call Mary Ellen Flemming, Lic. Assoc. RE Bkr., 845-399-5762



Walk to shops and restaurants in vibrant village of Red Hook from this immaculate & fully gut renovated ranch featuring gourmet kitchen with island, living room w/fireplace & dining room, beautiful hardwood floors, 2 full baths, central AC, 2 fireplaces, finished lower level with 25’ FR w/add’l fireplace & workshop/studio. Enjoy the park-like yard on quiet cul-de-sac. $350,000

Singular and historic country French style estate perfectly private on 14 acres just minutes to town, smartly restored with newly plastered walls, carefully refinished floors, 4 NEW baths, truly deluxe custom gourmet kitchen, grand foyer with Italian limestone, 4 fireplaces, 4 BRs, formal DR, library/den, stunning 3 season solarium, gorgeous pastoral landscape & gardens. Superb quality & finishes throughout. VERY RARE FIND! $1,475,000 Call Harris Safier, Lic. RE Bkr., 914-388-3351



Call Partick Flood 914-466-8537 or Rusty Marks 845-399-3667 Lic, RE Salesperson

17+ acres with 3.5 acre LAKE and 2500’ of Esopus Creek frontage nestled in the heart of the magnificent Catskills! Quintessential “Currier & Ives” setting encloses established (50+ years) resort property featuring a grand c.1860 main house w/ 7 BRs & 5 baths plus 4 BR owner’s quarters, 4 cottages ( 2 lakeside) w/ 2 or 3 BRs each and add’l 2 BR house. The swimming & boating lake has 2 sweet islands and there are scenic mountain views. Fab turn-key business or family compound. $834,777

Incredibly charming 2600 SF New Paltz Colonial sited on 2 quiet acres has it ALL! – gorgeous gourmet country EI kitchen with SS appliances, 22’ LR with cozy fireplace, dining room, 21’ family/ media room with fireplace, beautiful hardwood floors, 4 generous bedrooms, 2.5 baths, finished walk-out lower level w/cork flooring & NEW den/home office, central AC, breezy screened porch & lovely bluestone patios. All just minutes to vibrant New Paltz village. JUST MOVE IN! $379,500

w e s t w o o d re a l t y .com • 2009 FAST TRACK COMPANY OF THE YEAR •

for additional listings. *as per UC MLS residential sold statistics 1993-2008

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2785 Rte 9Spring, - Cold Spring, NY 10516 2785 Rte 9 - Cold NY 10516 888.558.2636 888.558.2636 Visit Visit for yourfor your Living Dreams copy of copy LivingofDreams or the or the Lindal Experience planbooks Lindal Experience planbooks


2785 888.5 ach@ lindal

November 2010  
November 2010  

Upstate House