Brownstoner Upstate: New Paltz Style

Fridays at 11, Brownstoner Upstate brings you a selection of properties within three hours north, and a little east or west, of New York City.


downtown new paltz

Downtown New Paltz, via Wikipedia

The village of New Paltz in Ulster County is one of those places in upstate New York that seemingly has it all: A walkable town with loads of nifty shops, great food of all stripes, hopping music venues, brew pubs, galleries, you name it. It’s no surprise: It is a college town, after all, but it’s also close to some of the most stunning natural landscapes in the county. Hiking and swimming at Minnewaska State Park is a popular activity in the summer. Mohonk Mountain provides breathtaking vistas of the valley (not to mention one heck of a chi-chi resort in the Mohonk Mountain House). New Paltz also has two community pools, an historic district, and a rail trail. And if that’s not enough to tickle your fancy, it’s darn convenient to the Poughkeepsie Metro-North/Amtrak. Trailways bus has a stop located there. It’s also right off the NYS Thruway, less than two hours’ drive from Brooklyn. The housing market is always robust there with lots for sale, from old 18th century stone houses to Victorians to mid-mods to tricked-out energy efficient homes. We chose to look at some higher-end more modern homes this week around New Paltz.

10 outlook farm drive new paltz ny

10 Outlook Farm Drive, New Paltz: $750,000

Love the offbeat design and the beautiful natural surroundings located about 3.5 miles from the village of New Paltz. Includes a studio space above the two-car garage, plus a kitchen we could spend way too much time in (that stainless steel mini-sink is a nice touch). Beds: 3. Baths: 2. Square Feet: 2,482. Lot Size: 2 acres. Taxes:

10 outlook farm drive new paltz ny2

10 outlook farm drive new paltz ny3

10 Outlook Farm Drive, New Paltz (RJ Smith Realty) GMAP


96 dug road new paltz ny

96 Dug Road, New Paltz: $435,000

You’ve always wanted a hot tub in your master bath right next to your soaking tub, right? We certainly have. You’ll find that here in this sleek loft-like contemporary. Originally built in 1926, the property has been jazzed up with lots of modern details like lighting, the kitchen, and fixtures. Located about 7 minutes away from the village. Taxes are good for New Paltz. Beds: 3. Baths: 2.5. Square Feet: 1,873. Lot Size: .06 acre. Taxes: $5,080.

96 dug road new paltz ny2

96 dug road new paltz ny3

96 Dug Road, New Paltz (Colucci Shand Realty) GMAP


    lot 23 cooper street new paltz ny

Sick of paying those pesky energy bills? According to the listing for this modern house, you can kiss them good-bye in this Net Zero home that includes geothermal heating and solar (see the panels on the roof in the pic above?). Added bonus: It’s right in the village, just down the street from the Moriello community pool and walking distance to the Wallkill Valley Rail Trail. Beds: 4. Baths: 2 full, 2 half. Square Feet: 3,000. Lot Size: .41 acre. Taxes: $6,685.

lot 23 cooper street new paltz ny2

lot 23 cooper street new paltz ny3

23 Cooper Street, New Paltz (Wendie Reid Realty) GMAP


116 canaan road new paltz ny

116 Canaan Road, New Paltz: $1.25 million

We realize it’s a bit pricier than our usual fare, but we simply couldn’t pass up such a cool property that actually turns with the sun in order to capture passive solar energy. We don’t need to say much else about it. What a gorgeous home. Beds: 3. Baths: 2.5. Square Feet: 2,300. Lot Size: 28.3 acres. Taxes: $12,260.


116 canaan road new paltz ny2

116 canaan road new paltz ny3

116 Canaan Road, New Paltz (Coldwell Banker) GMAP

4 Comment

  • I think I would be dizzy and nauseous at all times if I lived in that dome montrosity.

  • I’m very skeptical of the real estate taxes on several of these listings….too low. Could they be just the school and not the county? or have these props been enlarged/updated and will have big tax increase if sell in neighborhood of asking prices.

    • Many upstate RE agents don’t include complete property tax information in listings. Nor, generally, do they or sellers disclose to potential purchasers that unlike in the five boroughs, many upstate municipalities reassess based on recent purchase prices within a year or two of purchase – which can escalate the new owner’s property taxes astronomically. This escalation can occur without consideration that assessments on very comparable properties that haven’t recently sold may be far lower (a practice known as “welcome stranger,” which may not be legal, but is nonetheless in use). The appeals process can also be politicized, as members of Boards of Assessment Review are usually appointed by the local mayor. So buyer beware; before falling in love and committing, be sure to research property tax practices in the local municipality, and calculate the size of your potential property tax burden if your “welcome” turns out to be a nasty surprise.