The Land Report: September 9, 2024
Your weekly review of the best listings in the Catskills and Hudson Valley
Dear Subscribers,
Happy September, and welcome to the 16th edition of The Land Report! As mentioned in our last issue, we will be transitioning to a paid subscription model to support the continued creation of The Land Report.
We’re excited to keep delivering informed perspectives on land listings in the Catskills and Hudson Valley every week, and we hope you’ll join us as a paid subscriber for just $8 a month to sustain these efforts.
In this edition, we’re continuing our recent focus on The Starter Home, which was also the subject of last week’s HUTS webinar. If you missed the live session, be sure to check out our YouTube channel, where the recording will soon be available.
In the U.S., a starter home traditionally refers to a small, affordable house designed for first-time buyers, offering basic amenities and manageable mortgage payments. It serves as a gateway to homeownership, helping buyers build equity before moving to a larger residence or expanding the current one. We’ve curated this selection of listings with the needs of a starter home buyer in mind, and we hope you find it valuable!
Thank you,
HUTS
Ancram
County Route 11 Ancram, NY 12502
Price: $114,500 (recent $10k price drop)
Acres: 10
County: Columbia
Estimated Cost for Land Improvement Projects: $50,000 - $75,000
Required Land Improvement Projects: Survey, Perc Test, Septic Design, Septic Install, Well Install, Driveway, Electric run from road
Ideally, one septic system can accommodate both structures, which will cut down on your land improvement costs
Project Level: Easy
Why This Place Is Cool: Mix of pristine natural beauty and easy access to local amenities in a prime southern Columbia County location.
Location: Ancram is ideally located in Southern Columbia County, just two hours from NYC, 30 minutes from the Berkshires, and even closer to downtown Hudson. The area boasts a variety of hiking trails, boutique shopping, and fine dining options. Exploring the stunning landscapes with rolling hilltops and expansive meadows, makes it easy to see why this charming Columbia County town shares its name with a place in Scotland.
How HUTS Would Design This Lot: Our plan for this lot would be to construct two identical Small Bar homes—one intended as the primary residence and the other as a spec development designed for immediate sale. By selling the spec house, the aim would be to offset a significant portion of the costs associated with building and maintaining the main house. This approach helps to make the overall project more financially sustainable through the sale of the second property, and is a great way for a first time home buyer to
Estimated Home Construction Costs: $810,000 - $850,000
($405k - $425k per home)
Saugerties
42 East Bridge Street Saugerties, NY 12477
Price: $85,000 (recent $5k price drop)
Acres: 6098.4 square feet
County: Ulster
Estimated Cost for Land Improvement Projects: $7,500 - $15,000
Required Land Improvement Projects: Driveway Install, Utilities Hookups
Has access to municipal sewer and water as well as natural gas
Electric available on site
Project Level: Easy
Why This Place Is Cool: Very low maintenance, walkable lot right in the center of the Village of Saugerties.
Location: Saugerties has been billed as one of America’s coolest small towns, and its surely a hub of eclectic dining, vintage shops, unique lodging and outdoor recreation in Ulster County. You can learn more in the HUTS Saugerties Town Guide.
How HUTS Would Design This Lot: This centrally located infill lot offers the perfect opportunity for first-time homeowners looking to build an affordable, convenient starter home. We would build a small bar with a shed providing extra storage for bikes, canoes, or kayaks, perfect for easy reach to nearby country roads and local waterways. With access to municipal utilities and minimal groundwork costs, this development opportunity provides a budget-friendly option in a well-established neighborhood. The carrying costs would potentially be even lower than typical rent, making it an affordable and practical step into homeownership while enjoying the convenience of village services.
Estimated Home Construction Costs: $450,000
Livingston Manor
16 High Street Livingston Manor, NY 12758
Price: $57,500
Acres: 1.85
County: Sullivan
Estimated Cost for Land Improvement Projects: $20,000
Required Land Improvement Projects: Survey, Clearing, Driveway Install, Utilities Hookups
Has access to municipal sewer and water
Electric available on site
Project Level: Easy
Why This Place is Cool: Easy to develop and a stone’s throw from all of the convenience and charm of downtown Livingston Manor
Location: Livingston Manor is a hamlet in Sullivan County on the banks of the Willowemoc River, the birthplace of fly fishing in America. This charming small town has been growing in popularity in recent years, and is well-appointed with boutique outfitters, local breweries and top-notch restaurants. To its East, the entire Catskills park in Livingston Manor’s backyard. Check out HUTS’ very first town guide featuring this fan favorite.
How HUTS Would Design This Lot : We would build a cozy Small L home, complete with a finished driveway, gravel parking area and newly cleared “yard” for gardening and outdoor entertainment. This design would take inspiration from our Endless Meadow House project in nearby Delaware County. This lot requires very minimal additional infrastructure costs, offering a straightforward and cost-effective development. Conveniently located, it provides easy access to Livingston Manor, making it an ideal option for those seeking a peaceful setting with nearby town amenities.
Estimated Home Construction Cost: $595,000
Hunter
Price: $119,000
County: Greene
Acres: 0.83
Estimated Cost for Land Improvement Projects: $20,000
Required Land Improvement Projects: Survey, Clearing, Driveway Install, Utilities Hookups
Has access to municipal sewer and water
Electric available on site
Project Level: Easy
Why This Place Is Cool: Exciting and accessible opportunity to develop a live/work space in a highly sought-after ski destination
Location: Hunter is Greene County’s quintessential mountain town, nestled among the highest peaks of the region and home to some of the Great Northern Catskills' top attractions. Within the Town of Hunter, you'll find the villages of Hunter and Tannersville. Since its settlement in the early 1800s, tourism has been the heart of this community. While the rocky, mountainous terrain made farming challenging, the breathtaking scenery drew artists, poets, writers, and affluent travelers seeking an escape from city life and inspiration from nature.
How HUTS Would Design This Lot : This lot presents a rare opportunity to develop a mixed-use commercial property, perfect for those looking to combine work and home life. The lot is zoned for mixed use and we would choose build a Medium Bar primary home alongside a commercial barn, offering versatility for various business ventures. A dedicated parking area is thoughtfully separated from the driveway, ensuring easy access and convenience for both personal and customer use. This unique setup allows you to create a seamless balance between business and lifestyle in one prime location.
Estimated Home and Commercial Barn Construction Costs: $850,000
Interested In Any of These Lots?
Here are some next steps you can take:
Contact the agent directly (information included in each listing)
Get in touch with our team HERE to talk about your goals
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