Creekside Phoenicia Farmhouse with converted barn for $469,000

  |  July 6, 2011


The list price on this farmhouse near Phoenicia surprised me at first glance. It’s a pretty house, but properties that seem more obviously upmarket go for less in this neck of the woods. When I looked at the listing more closely, the $469,000 made more sense. The property includes a classic red farmhouse (2 upstairs bedrooms, 2 bedrooms in the attic, country kitchen, brick fireplace) plus what the broker describes as a “Soho-style” converted barn. Recently renovated, the barn looks modern and loft-like, with high ceilings, built-ins and lots of light. The barn offers two additional bedrooms, perfect for guests or for using as a rental property. (NB: The barn’s bathroom situation isn’t entirely clear to me.) I think the property’s most winning feature, though, is the great cedar deck leading to the stream down below. The home is in “excellent” condition, with lots of surrounding space.

The house is in Lanesville, north of Phoenicia, a tiny but lovely little town on the Ulster County border and home to Sweet Sue’s, a brunch spot with 22 different types of pancakes. Lanesville is also not very from Tannersville, Windham, and Hunter, which means that extra roof could work well as a ski rental. As this place has been on the market for well over a year, and the owners have already knocked the price down by $30, 000, we think it could be had at a better deal.

What do you think this one is really worth?

Phoenicia Farmhouse (Gordon Realty) GMAP

Distance to NYC: 123 miles; two hours, 29 minutes
Asking Price: $469,000
Square Feet: 1630 + 1240 for the barn
Land: 2.37 acres
Bedrooms: 4 in the farmhouse, 2 in the barn
Bathrooms: 1 1/4
Transportation: Bus to Phoenicia

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