We’re not being greedy, but over at Upstater we have a special interest in properties with guest houses, the old two-for-one (or sometimes three- or four-for-one). This is partly because it’s one way to help cover the mortgage on an upstate New York vacation property (more on how to do that here), but it’s also because they’re so darn cute.

Take 49 Lafayette Street in Coxsackie, NY.

49 Lafayette Street, Coxsackie

We dubbed this second empire Victorian a Secret Garden-esque getaway, with seven beds, three baths and over 4,000 square feet — a lot of house for the money (even though $599,000 is a lot of money for Coxsackie properties).

The house has a gorgeous curved staircase, hot tub, remodeled kitchen with all the name-brand appliances… and both a two-story barn/studio and an unfinished guest cottage. It’s on 3.75 acres right close to the Hudson.


In Upstater’s territory, a riverfront pad’s worth depends partly on what side of the river you’re on, and, of course, which river: get something along the Delaware and you’re bound for a bargain. Hudson River-front homes are a bit more complicated.

On the east side of the river, you have the interruption of the Amtrak, but it’s where all the extant grand estates reside, and it’s not as easy to snatch up a non-estate slice of riverfront. Over on the west side, it’s easier to set up shop along the mighty Hudson, especially if you go further up, in Greene County, or want to be right in town, say, in the city of Athens. We’ve picked out a few of the pricier pads for you this week, in prime locations.

433 Rhinecliff Road, Rhinecliff

433 Rhinecliff Road in the sweet hamlet of Rhinecliff was Upstater’s car-free country house a ways back — it was for rent then, and is also on the market.


We’re not sure if the current American love all of things mod has yet extended to A-frames. They were out of fashion for a long while, and their prices still reflect their pre-Mad Men status, but they’ve caught the eye of some Upstater writers before.


98 Upper Whitfield, Accord, NY

If A-frames get a bad rap for not having enough natural light, this one in Accord, NY seems an exception…


This week, Upstater brings you mansard roofs and bracketed cornices to your heart’s delight. You can find them on both sides of the river, in villages and in the countryside, and many of them are on or near the Hudson.


If you’re in the market for a mansion, try this 11,000-square foot beauty in Kingston, which we profiled last year on Upstater (it’s still waiting for a taker). Built in 1873, Edgewood Terrace has 30 rooms, seven beds, five baths and almost 12 acres. It’s $2.1 million, which these days is the price of a fixer-upper Brownstone over here in Park Slope.
Check out interior photos on the jump…


Every Friday, Upstater (“the Brownstoner of upstate New York”) brings you a selection of super-cool properties for sale within a three-hour drive of Brooklyn. This week, we’ve tracked down converted barns for sale, and there are some real lookers on the market.


204 William Brown Road in the Sullivan County town of Hankins is this week’s jewel. It’s a wonderful combination of high-tech and handmade, as evidenced by the combination of wood stove and Thermador gas stove, or the hand-hewn beams and the glass chandelier.

Some of the custom tile work might feel a bit funky, but in general the place is loaded with charm, not to mention a pond, a tree house, 15 acres, a guest cottage and an outdoor fireplace. 204 William Brown Road, Hankins. $449,000. GMAP.

Lots more on the jump…


Think of the real estate blog Upstater as Brownstoner for the Catskills and Hudson Valley. We’re combing the counties south of Albany, east of Connecticut and west of the PA border for upstate New York real estate that has a special appeal to New Yorkers (especially because you can buy an entire farm house for the price of a studio apartment in Brooklyn). From now on, we’ll be sharing some of our finds in a weekly column here on Brownstoner, and for our debut column we took a look at churches for sale north of New York City. One is a converted chapel, ready for roosting. The others are waiting to be reinvented as residences.

2847 Atlantic Avenue in the tiny hamlet of Stottville, NY, just outside of Hudson, is the cream of this week’s crop. Beautifully renovated, already fully converted to residential but with many of the most impressive church elements preserved.

Lots more on the jump…


A little over a year ago there was an article in The Times making the case that the upstate town of Rosendale was the new Brooklyn, but now a new story casts a wider net over the greater Hudson Valley region, claiming the area is in the midst of a “Brooklynization” involving “the steady hipness creep with its locavore cuisine, its Williamsburgian bars, its Gyrotonic exercise, feng shui consultants and deep clay art therapy and, most of all, its recent arrivals from New York City.” (Aside from Rosendale, places like Beacon, Cold Spring, Hudson, Kingston, Poughkeepsie, Tivoli, Red Hook, Accord and High Falls are also name-checked in the article.) Examples of transplants include 43-year-old David Clark, who moved to Beacon after feeling like he’d outgrown the Williamsburg scene, and 28-year-old Amber Rubarth, who “figured she could make music and live a creative life just as easily in Rosendale as in Brooklyn, and more sanely.” And, hey, upstate even has a real estate blog now! Still, even as the area gets hipper, there’s still the fact that much of it is profoundly economically depressed. Here’s the opinion of a gallery owner in Beacon: “So many people have moved to Beacon from Brooklyn that people now call it NoBro, he said. He would like to buy into the hype, but he doesn’t see it. The economy is dead. The Internet has killed downtown commerce. He has seen well over a dozen businesses come and go in the five years he has been in business.” Do you believe the hype?
Williamsburg on the Hudson [NY Times]
Photo by joseph a


Yesterday the newish blog Upstater posed the oft-considered question, Can you afford a country house? Like the decision whether to buy or rent your primary residence, the answer lies partly on cold, hard numbers and partly in emotions and psychology. Having just spent some time out of the city last month around a number of folks who own their second houses, we’d say it doesn’t sound like a worthwhile move financially to us when you throw in the cost and headaches of maintenance, groundskeeping and the inevitable lure of upgrades like pools and tennis courts. Mix in the pangs of guilt that will inevitably strike on those weekends when you want to stay in the city and renting starts to look pretty good. Assuming you can afford to do either, where do you come down on the issue?