On the Ashokan Reservoir, just 11 miles from exit 19 on the NY Thruway & Kingston, 10 minutes drive from Woodstock, and 90 miles from the George Washington Bridge. This family compound fosters a complete change of attitude.

2.46 acres for taxes and Thousands of forever wild acres NYC Watershed area Luxury House - 3 BR, 2 baths Second Building - Offices or 3 BR, 2 baths Pool, Tennis Court, Studio Income Potential

Sunset	Misty Silhouettes	Spillway

GENERALLY SPEAKING
Not visible from the road the driveway passes the hand-ball court and pool to an open area filled with light and flowers. Amid these trees and flowers you find wonderful peace and privacy. This new House was completed in 2007 and encompasses 2 rooms and one deck from another vintage. It is a Green House of 2860 sq ft (or 3400 with the decks and tree house screened porch) and has 3 levels. It was designed to be low maintenance with large spaces, mahogany trim and deck. With 9 ft ceilings there is significant light and views of the outdoors through the many large windows and sliding glass doors to the decks and patio. Heating is radiant heated ceramic and bamboo floors.

This delightful enclave also features a separate work space with an access apartment (approximately 2100 sq ft). With several entries you can plan several offices or use the large ground floor as a common office - a recording studio or whatever. On the way to the tennis court there is Studio for writing/painting/exercising. From this Studio in spring before the trees are fully green, you can see the spillway water spilling.

Swim in the 50-foot in-ground pool (stainless steel sided, cement bottom) or just sun yourself on the beautiful blue stone patio that surrounds the pool. It basks in the sun from mid morning to evening. Adjacent to the pool is a cabana with a red wood sauna room. Also there is the pool's pump-house to store bikes and lawn furniture and it can serve as a potting shed.

For a change of pace, walk down a staircase and play tennis on the full-size tennis court. The referrees are the woodpeckers, cardinals, blue jays and other small local inhabitants that hide from sight.

Outdoor spaces include a natural stone patio with mature perennials. A rock garden was reclaimed from the wilderness and it bursts with surprises every spring. It has been deer fenced off and is just shy of 500 sq ft. There are still lots of places for you to make your mark with flowers or vegetables. The newest garden area is a meditation space. Just outside the double glass doors of the Luxury House, this special area is a work of art when covered by snow or resting petrified in moonlight with twinkling firefires.

LUXURY HOUSE

Started in 2004 and completed in 2007 this Green House approximates 2860 square feet (or 3400 with the decks and tree house screened porch) and has 3 levels. Designed to be low maintenance, the construction is ICF forms (10 inch concrete pour between insulated forms on the lower 2 levels) and stick frame on the top floor and older 2 rooms. The resulting R factor exceeds 30 for the new construction. The exterior is board and batten (stained twice on each of 6 sides). The roof design resembles a Dutch barn and the rafters are boat ribs. The end result maximizes the interior space on the second floor and provides a wonderous appearance. The roof surfacing material is 29 gauge painted galvalume metal. Placement of windows are on the northeast,east,south and southwest to maximize views, light and to guarantee privacy for everyone.

The lower level (basement/cellar space) is nestled into the bedrock, maximizes the properties of the natural slope of the property and is accessed from the ouside. There is radiant heating in the poured concrete floor. The storage space is envisoned to be a wine cellar. The mechanical room is a work of art for those who appreciate such spaces.

Details of the rooms and their spatial aspects of the Luxury House include: 9 foot ceilings, a mud room with 11 linear feet of closets; a common room (approximately 500 sq ft) with a open, gourmet kitchen, dining space and living space; a walk-in pantry/closet; a laundry closet; a ground floor 2-room bedroom (alternatively a 2-room living room/den); a ground floor bedroom; a ground floor bath room with curved glass shower stall; an upstairs master bedroom with considerable closet space (including one cedar closet); and an upstairs master bathroom with 2 glass sinks, a walk in shower and claw-foot bath tub. With 9 ft ceilings there is significant light and views of the outdoors through the many large windows and sliding glass doors to the mahogany decks and patio. The outdoor space includes the tree house (a screened-in porch) also known as the summer dining room and 2 decks overlooking the woods and tennis court from a 20 plus foot high perspective.

Mudroom and Front Closets	View to Meditation Garden	Master Bath

Functional details include: radiant heating in the new construction and hot water baseboard heating in older rooms; 200 amps service, wiring for sound inside and out, great inset lighting. The appliances in the gourmet kitchen include: Jenn-Air double oven, gas stove top with a grill, under counter beverage fridge, under counter GE Monogram refrigerator drawers, DW, 2 sinks, eat-at-counter, fridge/freezer, washer/dryer. Hot water is supplied by on-demand Takagi water heaters.

The Gourmet Kitchen	Kitchen Island	Tree House

Finishing details in the new construction include: bamboo flooring, dark gray slate-like ceramic tile in the mud room and kitchen, marble in the master bath room, heated towel bar, mahogany trim, stair railings and deck. The kitchen cabintry combines stainless steel and beech colored wood. Very clean lines.

Living Area	Stairs	Master Bedroom

Master Bedroom	Bedroom	Den or Bedroom

THE ADDITIONAL BUILDING
Lots of uses for 2100 square feet, there 2 plus levels, 2 bathrooms structure: a work space accommodating several offices, a large common space with an access apartment or a guest residency. There is the stone fireplace.

Ground Floor	Fireplace	Ground Floor

The second floor has a large landing, one room with an outdoor access from a deck, a full bath (with tub) and a 2-floor, 3 room Master Suite. There is a sunroom (with 3 sides of large casement windows), lower room and upper room (executive office or bedroom) with lots of windows and views up the staircase.

Stairs - Suite	Suite - Sleeping	Sunroom

LEST WE FORGET
Commuting to the Studio is 60 seconds. This airy, approximately 390 sq ft building has views of the woods. In the spring before leaves and after the snow melt you can see the water run off from the Spillway. The space is fabulous for writing, painting, recording, working, dreaming. Alternatively create a private gym or a school room if you home school your kids.

There is an two car detached garage.

The property is adjacent to the Ashokan Reservoir Spillway and is surrounded on 3 sides by NYS land that is forever wild. Spring time will bring the sounds of reservoir run off after the mountains snow melt. It is spectacularly beautiful.

This is a wonderful place to have a party. There is space to park 40 plus cars.

Taxes, subject to confirmation, are $10,400.

The current owner periodically rents out the Guest House. Rental income in the summer seasons has been $6,500/month; other times of the year $750 to $1100 a week. Complete property summer rental estimates have been $35,000 for the season.

To ask a question or to arrange a viewing, please e-mail paula.saintamour@coldwellbanker.com or call 917.554.5035

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