Issuu

U P S TAT E N E W YO R K

COVER HOME PRESENTED BY

Carmela Lopez Borrazas SERHANT.

homes + lifestyles

West Cove’s Crown Jewel Estate MORE ON PAGE 12

Stunning Contemporary Home

PRICE

$1,299,000

BEDROOMS

BATHROOMS

3.5

SQ F T

3,100

81 MANOR LANE, JAMESPORT, NY 11947 Nestled atop a private, secluded Lane in the heart of Jamesport, this stunning contemporary home offers the perfect blend of space, privacy, and endless potential. Set on 1.57 beautifully landscaped and wooded acres, this 3-bedroom, 3.5-bath residence boasts approximately 3,100 square feet of thoughtfully designed living space. The home features an inviting eat-in kitchen, formal dining room, and a spacious living room with a cozy fireplace, perfect for entertaining or relaxing. A den and dedicated home office provide flexibility for today’s lifestyle, while a huge laundry room and oversized mudroom add everyday convenience. The property is well-appointed with a full basement housing updated mechanicals, including a boiler, hot water heater, and oil tank just six years young.

ADRIENNE GOVERNALI REAL ESTATE ASSOCIATE

631.291.6336 cloverleaf13@gmail.com www.simplifyingthemarket.com

24 Sunset Lane, Patchogue, NY 11772

MODERN HOMES, quietly sited. Three architect-designed residences are currently available, with two new previews coming to market. Each home sits on private Hudson Valley acreage, shaped by the land it occupies.

Designed, built, and delivered by one team. •

LAKESIDE RHINEBECK, NEW YORK 3 Bedrooms | 2.5 Bathrooms | 2,790 Square Feet Offered at $2,495,000 (To be built) Sleek modern home inspired by nearby Round Pond, with lake access via shared dock. Set on ~4.5 wooded acres in Rhinebeck with rock outcroppings and mossy terrain, just 10 minutes to the village and accessible to NYC. Single-level design with three wings creates seamless indoor-outdoor living. Features include open living spaces, double-sided fireplace, luxe kitchen with scullery, primary suite with spa bath, guest rooms, office/gym, and 2-car garage. High-end finishes, private well, septic, and utilities included.

FIELDHOUSE CLINTON CORNERS, NEW YORK

•

4 Bedrooms | 3.5 Bathrooms | 3,635 Square Feet Offered at $3,495,000 (To be built) Fieldhouse sits on 10 rolling acres with sweeping Hudson Valley and Catskills views. Inspired by its pastoral setting, the modern design features two intersecting wings with glass gables. Open living, dining, and chef ’s kitchen flow to a fireplace living room, plus den/media. Includes a primary suite, 3 guest rooms, office, mudroom, and 2-car garage. Outdoor kitchen, deck, and patio enhance entertaining. High-end finishes, geothermal HVAC, well, septic, and upgrade options available.

•

FOXHAVEN CLINTON CORNERS, NEW YORK 4 Bedrooms | 4.5+ Bathrooms | 4,540 Square Feet Offered at $4,985,000 (To be built) Foxhaven is a modern country estate on 38 acres with meadow and woodland views in Dutchess Reserve, near Rhinebeck and Millbrook. Two gabled volumes create open living and private spaces. Features include a dramatic great room, luxe kitchen with scullery, primary suite, guest suites, gym, and 2-car garage. Outdoor amenities include a bluestone patio and heated saltwater pool. High-end finishes, geothermal HVAC, well, septic, and utilities included.

Two new residences, A FIRST LOOK. Quietly announcing what’s next — reserve an early private viewing before they list. COMING SOON

OLSEN RHINEBECK, NEW YORK

3 Bedrooms | 2.5 Bathrooms | 6 Acres | Pond

A restrained silhouette set into the hillside, with a standing-seam roof and vertical cedar siding stained in a distinctive black. Six private wooded acres wrap a quiet seasonal pond — minutes from Rhinebeck village. Interiors move from a fireplace-anchored living volume to a spa-like primary bath with a freestanding tub framing the forest.

2,4102,410 SQUARE SQUARE FEET FEET | 3 BEDROOM | 3 BEDROOM 2,410 SQUARE FEET | 3 BEDROOM 2.5 BATHROOMS 2.5 BATHROOMS | 9 ACRES | 9 ACRES 2.5 BATHROOMS | 9 ACRES MILAN, MILAN, NEW YORK NEW YORK MILAN, NEW YORK Arris – Rhinebeck Arris – Rhinebeck modernist modernist home on home 9 private on 9 private acres now acres now Arris – Rhinebeck modernist home on 9 private acres now available available for salefor @UpstateModernist sale @UpstateModernist Arris is Arris a modernist is a modernist available for sale @UpstateModernist Arris is a modernist study instudy site specificity, in site specificity, with iconic withangled iconic angled form mirrored form mirrored in in study in site specificity, with iconic angled form mirrored in layout and layout roofline. and roofline. The architecture The architecture responds responds to the natural to the natural layout and roofline. The architecture responds to the natural hillside hillside terrain terrain of the siting of thewith siting acutely with acutely pitched pitched roof and roof and hillside terrain of the siting with acutely pitched roof and dramatic dramatic contrasting contrasting cladding. cladding. The perfectly The perfectly sized single sized single dramatic contrasting cladding. The perfectly sized single level home level ishome sited isonsited 9 private on 9 private primarily primarily woodedwooded acres acres level home is sited on 9 private primarily wooded acres accessible accessible from a quiet fromcountry a quiet country road and road surrounding and surrounding serene serene accessible from a quiet country road and surrounding serene HUDSON VALLEY landscapes, landscapes, minutesminutes to Rhinebeck to Rhinebeck village. village. landscapes, minutes to Rhinebeck village.

TERRACE HOUSE

3 Bedrooms | 2.5 Bathrooms | 9 Acres | Mountain Views

A modernist retreat in weathered gray cedar, sited to capture mountain views across nine private acres. Low-slung standing-seam roof, deep overhangs, and generous For more details: morelounge details: www.UpstateModernist.com www.UpstateModernist.com glazing open to For an outdoor and optional pool — with a tucked-in garage following the hillside below.

For more details: www.UpstateModernist.com

DOUG DOUG MAXWELL MAXWELL REALDOUG ESTATE REALMAXWELL ESTATE BROKERBROKER

REAL ESTATEMODERNIST BROKER UPSTATE UPSTATE MODERNIST UPSTATE MODERNIST 212.518.3130 212.518.3130 212.518.3130 doug@s3arc.com doug@s3arc.com doug@s3arc.com

@UpstateModernist www.UpstateModernist.com

6417 Montgomery 6417 Montgomery St, 2nd Floor, St, 2nd Rhinebeck, Floor, Rhinebeck, NY 12572 NY 12572 6417 Montgomery St, 2nd Floor, Rhinebeck, NY 12572

EXCLUSIVE PROPER EXCLUSIVE PROPERTIES

60 CULVER ST, SOUTHAMPTON

8 MILL POND LN, LATTINGTOWN

$10,495,000

$4,995,000

6 BEDS | 7.5 BATHS | 0.46 ACRES | 4,500 SQ FT

5 BEDS | 7+ BATHS | 9.5 ACRES | 7,600 SQ FT

GEOFF GIFKINS 516-429-6927 | WEBID 4966642

DOUGLAS SABO 516-382-5727 | WEBID 4745941

CULVERST, ST,SOUTHAMPTON SOUTHAMPTON 6060CULVER

MILLPOND PONDLN, LN,LATTINGTOWN LATTINGTOWN 8 8MILL

$10,495,000 $10,495,000

$4,995,000 $4,995,000

K ISN516 S 516 - 429 - 6 927 | EB W EB D 4966642 G EGOEFO F FGF IFGKI FI N - 429 - 6 927 | W I D I4966642

DOUGLAS S AB 5163825727 | EWBEI DB I474 D 474 5 941 DOUGLAS S AB OO 5163825727 | W 5 941

J AEMS EG S IUG G I ULG I AO NO 6 31 - 465- 35 6 - 35 | PAT R I CK UGLI ANO 631- 312-7933 | EWBEI DB I5295462 D 5295462 JAM I ALN 6 31 -45 6767 | PAT R ICK GI GI UGLI ANO 631-3127933 | W

282828 INLET VIEW DR, SOUTHAMPTON INLET VIEW DR, SOUTHAMPTON INLET VIEW DR, SOUTHAMPTON $2,895,000 $2,895,000 $2,895,000

244 NORTH SEA MECOX, SOUTHAMPTON 244NORTH NORTHSEA SEAMECOX, MECOX,SOUTHAMPTON SOUTHAMPTON 244

4 BEDS | 4.5 BATHS | 0.23 ACRES | 2,800 BEDS 4.5 BATHS 0.23 ACRES 2,800 FT 4 4BEDS | |4.5 BATHS ||0.23 ACRES || 2,800 SQSQ FT FT

$4,595,000 $4,595,000 $4,595,000 5BEDS BEDS |5+ 5+ BATHS | 0.27 0.27 ACRES || 3,345 55BEDS | |5+ BATHS | |0.27 ACRES | 3,345 SQSQ FT FT BATHS ACRES 3,345 SQ FT

FGF IFGKI FI N K ISN516 S 516 - 429 - 6 927 G EGOEFO FGIFKINS - 429 - 6 927 GEOFF 516-429-6927

VI NCE AB B ATE 631-8483628 | EWBEI DB I5119 D 5119 012 VIVINCENT NCE NTNT AB B ATE 631-8483628 | W 012 ABBATE 631-848-3628 | WEBID 5119012

522 WICKAPOGUE RD, SOUTHAMPTON $14,695,000 7 BEDS | 8+ BATHS | 1.05 ACRES | 10,000 SQ FT

785 DUNE RD, WESTHAMPTON

157 DUNE RD, QUOGUE

$12,999,000

$11,000,000

5 BEDS | 5 BATHS | 0.35 ACRES | 4,610 SQ FT

6 BEDS | 6.5 BATHS | 2 ACRES

TEAM PERFIDO 631-258-0184 | WEBID 5372684

ROBERT CANBERG 631-816-0998 | WEBID 3041101

785DUNE DUNERD, RD,WESTHAMPTON WESTHAMPTON 785

157DUNE DUNERD, RD,QUOGUE QUOGUE 157

$12,999,000 $12,999,000

$11,000,000 $11,000,000

6 BEDS | 6.5 BATHS 2 ACRES 6 BEDS | 6.5 BATHS | 2| ACRES

TEAM 631-258-0184 | EB WEBID 5372684 TEA M PE RPERFIDO F ID O 631 - 25 8 - 0184 | W I D 5 3726 84

ROBERT CANBERG 631-816-0998 | EWEBID 3041101 R OB E R T CANB E R G 631-816-0998 | W B I D 3041101

JAMES GIUGLIANO 631-456-3567 | WEBID 5299446

JAMES GIUGLIANO 631-456-3567 | EB WEBID 5299446 JAM E S G IU G L IAN O 6 31 - 4 5 6 - 35 67 | W I D 529 94 4 6

RR N AA N |M I NG|G|A|N YITSCI SC| S|S T|SRTA SRTTARETG AT SI O INT IN INOI G NGI N G ND D| ||M M N AA NN LTYLI TC EY GEY|G|PY O P|O I TO N B RBBA D EMDEEIDD AIIAA | |M AMRAAKRREKK TEIETNTI G A LAYA S PISTO

All material presented herein is intended for informational purposes only and has been compiled from sources deemed reliable. Though information is believed to be correct, it is presented presented herein subjectistointended errors, omissions, changespurposes or withdrawal without notice. © 2025from Nestsources Seekersdeemed International. AllThough rights reserved. Licensed Real Estate All material for informational only and has been compiled reliable. information is believed to be Broker FL, CA, subject CO, CT.to Nest Seekers International supports the principles of © the2025 Fair Housing Act and the Equal Opportunity Act. correct,NY, it isNJ, presented errors, omissions, changes fully or withdrawal without notice. Nest Seekers International. All rights reserved. Licensed Real Estate

516-429-6927 | EWEBID 5329859 G EGEOFF OF F G IFGIFKINS KIN S 516429 - 6 927 | W B I D 5 32985 9

Broker NY, NJ, FL, CA, CO, CT. Nest Seekers International fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. All material presented herein is intended for informational purposes only and has been compiled from sources deemed reliable. Though information is believed to be correct, it is presented subject to errors, omissions, changes or withdrawal without notice. © 2025 Nest Seekers International. All rights reserved. Licensed Real Estate Broker NY, NJ, FL, CA, CO, CT. Nest Seekers International fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.

GEOFF GIFKINS 516-429-6927 | WEBID 5329859

NESTSEEKERS.COM NESTSEEKERS.COM NESTSEEKERS.COM

25 GORMAN ROAD, SCHROON LAKE, NY 12870 ON BEAUTIFUL PARADOX LAKE

PRICE

$1,795,000

BEDS

BATHS

SQ FT

3,310

Your Adirondack Escape Awaits.130’ on almost 5-mile-long crystal-clear Paradox Lake. Impeccable custom chalet offering over 3,300 sq.ft. of living space on 1.8+ wooded acres. 4 bdrm, 3 bath home, framed by the natural beauty of the Adirondacks, invites the outdoors in at every turn. Lakeside great room with wood-burning stone fireplace, open kitchen, sunroom with sitting & dining area. Lakeside deck. Tranquil primary suite. Large family room with fireplace. Covered dock and deck. Ski Gore & Whiteface. Minutes from Schroon Lake Village.

JOEL FRIEDMAN LICENSED ASSOCIATE BROKER C: 518.424.3141 | O: 518.532.7400 joelf@telenet.net www.gallorealty.com

26 EMILY LANE IN CHESTERTOWN WITH LAKE AND DOCKING RIGHTS ON BEAUTIFUL LOON LAKE

PRICE

$819,000

BEDS

BATHS

SQ FT

1,476

Where Adirondack privacy meets the Loon Lake lifestyle, this custom-built year-round home offers deeded docking and sandy beach access, all while being privately set on 5+ acres. Thoughtfully designed for comfort, character, and four-season living, this 3-bedroom, 2.5-bath home features an impressive great room with cathedral ceilings, a stone wood-burning fireplace, and a dramatic window wall that fills the space with natural light. The custom kitchen is beautifully finished with granite countertops, tile flooring, tile backsplash, and newer appliances. A private primary suite offers a peaceful retreat with a spacious bedroom, walk-in closet, and en-suite bath with shower, jetted tub, and bidet. The finished lower level provides excellent additional living space with radiant floors, warm wood paneling, a large family room, office area, two additional bedrooms, and a full bath. With central air conditioning, a workshop area, mechanical room, and rare access to docking and a shared sandy beach with only 7 others on beautiful Loon Lake, this property delivers the perfect blend of lake life, privacy, and Adirondack charm.

WALTER “WALT” SWARTZ LICENSED ASSOCIATE BROKER C: 518.791.1545 | O: 518.494.4600 waltswartz@gallorealty.com www.gallorealty.com

MODERN FARMHOUSE COUNTRY RETREAT 5455 J E R I C O R O A D , E A S T B E T H A N Y , N Y 1 4 0 5 4 · 3 B E D S | 3 B A T H S | 3 , 6 2 4 S Q F T | $1 , 2 0 0 , 0 0 0 Welcome home to this stunning modern farmhouse set on nearly 30 breathtaking acres, where timeless charm meets today’s modern comforts. Surrounded by peaceful countryside and open space, this beautifully appointed two-story home is designed for both everyday living and entertaining. Inside, you’ll find three spacious bedrooms and three full bathrooms, including a relaxing primary suite with a large walk-in closet. The heart of the home is the warm and inviting country kitchen, featuring a generous center island, walk-in pantry, and abundant space for gathering with family and friends. A first-floor laundry room and private home office add convenience and flexibility. The exterior is every farmhouse lover’s dream, showcasing classic Hardie® board siding, two welcoming new porches perfect for rocking chairs and morning coffee, and beautifully designed outdoor living spaces. Enjoy evenings around the fire bowl beneath the pergola, entertain on the expansive new patio and sidewalks that are surrounded by thoughtfully designed landscaping that complements the home’s natural setting. A horse barn and nearly 30 acres provide endless possibilities for horses, hobby farming, outdoor recreation, or simply embracing the peaceful rural lifestyle. This one-of-a-kind property offers the warmth, character, and serenity of country living while delivering the quality and amenities today’s buyers are searching for.

MICHELLE T DILLS

LICENSED ASSOCIATE REAL ESTATE BROKER 585.314.7269 michelledills@howardhanna.com www.howardhanna.com/michelledills

570 East Main Street, Batavia, NY 14020

Located In The Tug Hill Region

3858 D E E R R I V E R R OA D, D E N M A R K , N Y 1 361 9

PRICE

$549,000

BEDS

BATHS

3.5

SQF T

2,951

MOVE IN READY! Completley remodeled home is nestled in a picturesque country setting, this property offers privacy and tranquility on a 4.7 acre lot, located in close proximitey to ATV and snowmobile trails, while still being near all local amenities. Less than 20 minutes to Fort Drum and 30 minutes from Watertown. This Gorgeous 4BR/3.5 bath home has been remodeled from top to bottom, the beautifully appointed living space offers an effortless blend of comfort and style, featuring spacoius rooms and anbundent natural light throughout. The kitchen offers new granite countertops and stainless steel appliances with a large Island for all your prepatory needs. The primary bedroom is located on the first floor with a modern tiled shower and an ample walk in closet. Another bedroom and full bath is located on the first floor, along with a laundry room. The kitchen and dining area is open to the Living room, featuring new LVT flooring throughout and sliding glass doors to the deck. The upsatirs features two generous sized bedrooms with a full bath and washer and dryer hook up and a spacious walk In closet. The property features a 1280 sq. ft. detached 2 car plus garage for all your toys and offers lots of extra storage space along with a large shed behind the garage. The outside has a manicured lawn with mature landscaping and lots of room for outdoor activities. This is a must see, call today for a private showing.

AMY GRUNER LIC. R.E. SALESPERSON 315.771.9731 gruneramy@gmail.com www.garlockrealty.com

WEST COVE’S CROWN JEWEL ESTATE 46 W COVE ROAD, GREENWOOD LAKE, NY 10925 $3,000,000

Prepare to ascend to the pinnacle of waterfront splendor. This is the crown jewel of the West Cove Road corridor, a once-in-a-lifetime opportunity to own a historic estate that exudes power, prestige, and pure majesty. At the end of legendary West Cove Road, a private 250 feet of exclusive waterfront awaits, with a boat dock, a jib hoist, boat house, and a boat launch, offering seamless nautical sovereignty and panoramic shoreline vistas that frame every moment with grandeur.

Buying made simple... CARMELA LOPEZ BORRAZAS Real Estate Strategist

201.800.2426 Carmela@Serhant.com SerhantWorld.com 17 College View Avenue, Arlington, NY 12603

Start your journey with us...

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C O N T E N T S

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UPSTATE NEW YORK EDITION

Cover Home: West Cove’s Crown Jewel Estate

Modern Homes, Quietly Sited

24-28

Secluded Retreats

Waterfront Properties

30-31

Standout Properties

32-33

Rare Finds

34-36

Explore the Hudson Valley

Multi-Family Listings

Charming Log Sided Tiny Home

Meticulously Designed Living Space

HAVENLIFESTYLES.COM

48564 Norway Island, Alexandria Bay, NY Kiah Sugrue + Amanda Miller

1080 Orchard Lane, Bovina Center, NY Linda Nova

Cover Home: 30 High Ridge Road, Warwick, NY Carmela Lopez Borrazas

130 Middle Grove Road, Greenfield, NY Kathleen Gordon

55 Hawley Avenue, Port Chester, NY - Daniel Berger

4755 S Hill Road, Middlesex, NY Aimee Campbell

homes + lifestyles

NY AND CT PROPERTY ADVISOR Trusted Guidance Across New York’s Communities

ABOUT MY BOOK

Daniel M. Berger BROKER/OWNER | LICENSED BROKER IN NY & CT

914.565.0665 danielmberger17@gmail.com www.DanielMBergerRealEstate.com

25 W Red Oak Lane, White Plains, NY 10604-3601

Adventures of a Real Estate Broker shares some of the real-life adventures that broker Daniel M. Berger has gone on in his work with real estate buyers and sellers. There’s never a dull moment as Danny recounts the twists and turns that some sales took before reaching the closing table. With equal parts hustle, heart, and humor, he tells true tales from the front lines of the housing market that are as unpredictable as the people involved. These stories aren’t about houses— they’re about humanity. It’s a book about trust earned, expectations exceeded, creative problem-solving, the bonds people form, and the crazy, comical, sometimes touching situations that arise when you dedicate your life to helping people successfully navigate through some of the most monumental inflection points in their lives. You don’t have to know a thing about real estate to enjoy this book. By the time you’re done, you’ll have learned a lot, without realizing along the way that these entertaining stories contain valuable real SCAN HERE TO estate and life lessons. PURCHASE

55 HAWLEY AVENUE, PORT CHESTER, NY 10573

4 BD | 3 BA | 2,608 SQ FT | $1,799,000

Welcome to 55 Hawley Avenue — a rare opportunity that appeals equally to Homeowners seeking a turnkey luxury residence and Investors looking to acquire a proven, cash-flowing asset that generated nearly $200,000 in verified rental revenue in 2025 alone! Built in 2018, this 4-bedroom, 2.5-bath luxury home offers over 3,100 sq ft on a private, tree-lined lot with a spacious backyard centered around a resort-style heated saltwater pool and a large hot tub that fits 6 comfortably. Inside, real hardwood floors run throughout the main and upper levels. An open-plan chef’s kitchen with LG appliances, gas range, and wine fridge flows seamlessly into the dining room and entertainment-friendly living room, plus a dedicated billiards room and additional office or reading room. Upstairs, 4 spacious bedrooms with 5 beds can easily sleep 10 and include a king primary suite with ensuite bath and walk-in closet. A 600 sq ft semi-finished basement offers tremendous potential — gym, recreation room, additional living space, or more. A covered front porch, dedicated laundry, one-car garage, and private driveway complete the home — which comes fully furnished and turnkey. The location is exceptional: a walkable, friendly Port Chester neighborhood with great dining, two parks within walking distance, easy access to I-95 and I-287, Metro-North to Grand Central in under 45 minutes, and Rye Beach, Greenwich, and Rye just minutes away. This is the only home in Westchester County built within the last 10 years with a private pool currently on the market! For the homeowner, it is move-in ready with resort-style amenities in a phenomenal friendly neighborhood appreciating year over year. For the investor, it is a fully operational short-term rental generating nearly $200,000 in verified 2025 gross revenue — listed as “The All Seasons Oasis!” on Airbnb and VRBO with a perfect 5.0 rating across over 70 reviews and Airbnb’s Guest Favorite designation, placing it in the top 5% of all regional listings, & likely the top producing Airbnb in Westchester County!

DANIEL BERGER

BROKER/OWNER LICENSED BROKER IN NY & CT 25 W Red Oak Lane, White Plains, NY 10604-3601

914.565.0665 danielmberger17@gmail.com

PRIVATE RESORT ESTATE LIVING 37 SILO L ANE , WARWICK , NY 10990 4 BEDS | 4 BATHS | 5,029 SQFT | 5.1 AC LOT | OFFERED AT $1,845,000 Welcome to this extraordinary private estate on over 5 private acres in sought-after Warwick, NY. Nestled on a picturesque cul-desac near the Village, this 5,029-square-foot home offers four bedrooms, four full baths, and exceptional privacy. The spectacular manicured grounds are the centerpiece, featuring a resort-style inground pool with charming cabana, a stocked private pond with dock and enchanting private island, plus peaceful woodland trails to stroll. Inside, enjoy a chef’s kitchen, soaring family room with stacked stone wood-burning fireplace, and a luxurious primary ensuite bath with second fireplace, and fully finished walkout lower level with a fourth full bath. ...A rare blend of luxury, recreation, and serene country living.... A favorite stop on the annual Warwick Garden Tour! .. Perfect Weekend Retreat or Airbnb Property!

KAREN J. GAUVIN NYS LICENSED BROKER

o: 845.544.1030 | c: 845.705.8093 karengauvinrealtor@gmail.com www.ourhouserealestategroup.com

Mastery of the Craft. It’s Timeless.

1. WHITE BRIDGE FARM C.1775 Exquisite 160 Acre Estate. Old Chatham, NY. $7,995,000. Guest Suites, Barns, Pool House. Nancy Felcetto 917-626-6755 Stephan Delventhal 917-819-1224 2. HIGH DESIGN SANCTUARY 10 Serene Private Acres. Old Chatham NY. $4,495,000. 6 Beds, 4.5 Baths, + Spa House. Nancy Felcetto 917-626-6755 Maret Halinen 917-691-8757 All information is from sources deemed reliable but is subject to errors, omissions, changes in price, prior sale or withdrawal without notice. All rights to content, photographs and graphics reserved to Broker.

About Leighton G. Ashley I am a Catskills Region Residential Specialist with valuable skills and experience focused on these communities. I am known for providing comprehensive service and working with my clients and customers in an honest, forthright manner. I persistently maintain ongoing communication so that my clients are kept informed. My clients know what to expect every step along the way and can feel confident that they have made sound decisions based on accurate information. Recognizing that each client is unique with special concerns, my ability to truly listen to my client’s thoughts, hopes and fears is among my greatest assets. I am also a highly skilled negotiator who works hard to obtain the best terms and conditions to suit your circumstances. As a recipient of the Coldwell Banker International President’s Circle Award, given to the top 8% of Coldwell Banker sales associates worldwide, I will diligently guide you through your real estate transaction from beginning through to successful close. Contact me today to discuss your real estate needs.

MARKETING EXPERTISE Marketing is among the most important aspects of selling your home quickly and at a premium price. I advertise my listings in major metropolitan and local media, both online and in print. I also utilize effective direct mail campaigns targeting specific buyers who are most likely to be interested, and qualified to buy your home. Combined with my extensive network of REALTORS, various professional and charitable organizations as well as community outlets, your home sale or purchase is in capable hands with me.

WHY LEIGHTON ASHLEY I have lived in the community for over 20 years. If you are in the market to purchase a home in this region, my extensive knowledge of the area helps me to guide my clients into the home and community of their dreams. If you are selling your home, I can help obtain information on your destination location anywhere in the nation.

LICENSED RE ASSOCIATE BROKER, SRS, RSPS

Providing Expertise & Exceptional Service N OT E WO RT H Y L I ST I N G S

21 KENT LAKE AVENUE, CARMEL, NY 10512

ABOUT ME

ALLYSON J. BERNARD REAL ESTATE PROFESSIONALS OF CT, LLC LICENSED RE BROKER IN CT

I am now helping the next generations of past clients And that is the best compliment I could ever receive! 3

2.5

1,848

CAROL CHRISTIANSEN | BRIANTE REALTY GROUP ASSOCIATE BROKER | 914.261.7689 | carolchristiansen21@gmail.com

$600,000 | Perfect Weekender or Year-Round Home! Beautifully designed 3BR

2.5Bth lakefront retreat. Bright, open-concept filled with natural light and recessed lighting, perfect for both everyday living and entertaining. The chef’s kitchen features granite countertops, updated cabinetry, stainless steel appliances, and a gas range. Rich hardwood floors throughout.

Full-time Realtor* for over 40 years Licensed Connecticut RE Broker & Maryland RE Associate Broker o. (203)743-2545 c. (203)470-3125 allysonbernard@snet.net Magnolia Commons Unit A 96 Franklin St, Danbury, Ct 06810

We offer realtors and brokers the tools and necessary insights to communicate the character of the homes and communities they represent in aesthetically compelling formats to the most relevant audiences. We use advanced targeting via social media marketing, search engine marketing and print mediums to optimize content delivery to readers who want to engage on the devices where they spend most of their time. H AV E N L I F E ST Y L E S .CO M | @ H AV E N L I F E ST Y L E S

129 NELSON ROAD, HANKINS, NY 12741 3 BEDS • 3 BATHS • 3,000 SQFT • $679,000 Experience modern mountain living in this brand-new home on 5.58 private acres in the Catskills, offering breathtaking mountain views and exceptional craftsmanship. The open-concept design features vaulted ceilings, oversized windows, and a stunning stone fireplace that anchors the bright living and dining areas. The gourmet kitchen flows seamlessly into the main living space, perfect for entertaining or everyday comfort. The primary suite offers deck access, a walk-in closet, and a spa-inspired bath with a tiled shower and double vanity. Two additional bedrooms and full baths provide ample space for family or guests. The walk-out basement includes a finished full bath and endless potential for a theater, gym, office, or guest suite. Enjoy panoramic views from the expansive rear deck. Additional highlights include a whole-house generator, water filtration system, tankless water heater, and quality finishes throughout. Conveniently located near Callicoon, Bethel Woods, the Delaware River, dining, shopping, and year-round recreation, this exceptional home is the perfect full-time residence or weekend retreat.

WILLIAM “BILLY” WILLIAMS

ANTHONY MCCONNELL

C : 646.413.1137 | O : 845.856.6629 billy.century21geba@gmail.com www.c21gebarealty.com

C : 845.394.8996 | O : 845.856.6629 anthony.c21geba@gmail.com anthonymcconnell.sites.c21.homes

LICENSED RE SALESPERSON

NY Office: 386 Route 97, Sparrowbush, NY 12780

11 E L M ST R E E T, P H I L M O N T, N Y 12 56 5 MIXED USE: 2,461 SQFT | 0.47ACRES | $359,000 Unlock the potential of this highly adaptable property, currently configured as a medical office and ready to suit a variety of uses. The building offers a spacious reception area and waiting room, multiple exam rooms with private baths, dedicated office spaces, a lab room, and kitchen. Constructed with trusses, the interior layout allows for greater flexibility, making renovations and reconfiguration both efficient and cost-effective. A full basement adds valuable storage. Whether you envision a spa/salon, professional or medical offices, retail space, personal service business or place of public assembly, this property can accommodate your goals. Off street parking with 12 cars with a public parking area within walking distance should additional parking be required. For those seeking residential possibilities, the building also presents an excellent opportunity for conversion into a one or two family home. Endless possibilities await, bring your vision to life at this location.

HEATHER DAVALA REALTOR®

518.605.6380 heatherdavalare@gmail.com www.davalarealestate.com

48564 NORWAY ISLAND ALEXANDRIA BAY, NY 13607 3 Beds | 1 Bath | 864 Sq Ft | $1,250,000 Discover Norway Island, a rare 2.2-acre private retreat positioned perfectly along the St. Lawrence River’s main shipping channel. This “diamond in the rough” offers a front-row seat to the majesty of passing seafaring vessels and the world-renowned beauty of the Thousand Islands. The main residence is a charming 3-bedroom, 1-bathroom cottage featuring a bright, open-concept floor plan characterized by rich woodwork and gleaming hardwood floors. At its heart sits a classic doublesided fireplace, creating a warm ambiance for cool river evenings. Step outside onto the expansive wrap-around deck to experience true 360-degree views, or ascend the 36-foot observation deck for a breathtaking perspective of the river’s horizon. For the maritime enthusiast, the property includes a substantial deep-water 36x52 boathouse with two slips, a winter storage hoist, and a dedicated workshop. Surrounding the exterior of the boathouse is additional dockage and on the bay side of the island there is an additional floating dock. Additional structures include a 16x20 barn/garage and a versatile outbuilding ready to be transformed into premier guest quarters. Enjoy world-class sunsets, private swimming areas, and a fully furnished interior, making this a turnkey opportunity to own a piece of St. Lawrence history.

PRIVATE ISLAND LISTING

5 OF THE MOST SCENIC PLACES TO OWN A HOME IN UPSTATE NEW YORK 1. Lake Placid Surrounded by the Adirondack Mountains, Lake Placid sits among lakes, dense forests, and some of New York’s highest peaks. Mirror Lake borders the center of the village, while hiking, paddling, skiing, and cycling are all readily accessible. Restaurants and shops along Main Street make it possible to live close to the outdoors without giving up a walkable town center. The housing market is small enough for prices to fluctuate significantly. According to Redfin, the median sale price was about $704,000 over the three months ending in June, down 25.7% year over year. Only eight homes sold in June, making the year-over-year change less indicative of the broader market.

2. Saratoga Springs Historic architecture, mature trees, and Saratoga Spa State Park create a scenic setting in one of Upstate New York’s more active small cities. Downtown adds restaurants, shops, and arts venues, while parks, Saratoga Lake, and the Adirondacks expand the options for outdoor recreation nearby. Saratoga Springs also has one of the most competitive housing markets on this list. According to Redfin, the median sale price reached about $790,000 over the three months ending in June, up 23.9% year over year. Homes sold in an average of 14 days, compared with 17 days a year earlier.

3. Skaneateles Skaneateles occupies the northern shore of its namesake Finger Lake, where clear water, wooded shorelines, and rolling farmland surround the village. Shops and restaurants sit within blocks of the waterfront, while boating and other lake activities are easily incorporated into everyday life. Syracuse, with more employment options and services, is also about 30 minutes away.

Housing here is considerably more expensive than in many surrounding Central New York communities. Redfin reported a median sale price of about $994,000 over the three months ending in June, up 9.6% year over year. With just three homes sold in June, however, short-term price changes should be interpreted cautiously.

4. Hudson Hudson combines views toward the Hudson River and Catskill Mountains with the historic architecture of its compact downtown area. Warren Street provides a concentration of restaurants, galleries, antique shops, and independent businesses, while the surrounding Columbia County countryside adds farms and open landscapes just beyond the city. Home prices increased over the past year, although homes are taking longer to sell. According to Redfin, the median sale price was about $580,000 over the three months ending in June, up 16.1% year over year. Homes spent an average of 76 days on the market, compared with 51 days a year earlier.

5. Woodstock Woodstock sits among the wooded hills of the Catskills, with Overlook Mountain rising just outside town and hiking trails, streams, and forestland throughout the surrounding area. Its long-standing arts and music scene, restaurants, shops, and proximity to Kingston and Saugerties give residents access to more than the town’s rural setting alone. The median sale price reached about $780,000 over the three months ending in June, up 6.8% from the same period a year earlier, according to Redfin. Homes sold in an average of 40 days, down from 80 days a year earlier.

H AVEN LI FESTYLES.COM

Hoboke n, N J

Lake Placid, NY

A Spectacular Mountaintop Retreat

1080 ORCHARD LANE, BOVINA CENTER, NY 13740

4 BR | 4 BA | 4,400 SQ FT | $929,000

Welcome home to 1080 Orchard Lane. Perched in an incredibly private mountaintop setting, this custom alpine chalet captures stunning expansive views over the Bovina and Delhi Valleys. Designed for both relaxation and entertaining, the home centers around a dramatic great room with a superbly crafted stone fireplace, soaring beamed ceilings, distinctive lighting, and cherry wood floors. Three sets of sliding glass doors flood the space with natural light and open to an expansive wrap-around deck, creating a seamless indoor-outdoor living experience. The chef’s kitchen is thoughtfully appointed with soapstone countertops, a welcoming breakfast bar, Miele appliances, an in-counter cooktop, and an under-counter wine cooler. Whether hosting a crowd or enjoying quiet mornings, this open-concept layout offers comfort, style, and functionality. The main-level primary suite is a true retreat, featuring direct access to the sundeck, a gas-fired stove for added ambiance, a spa-like en suite bath with soaking tub, and a generous walk-in closet. Also on this level is a versatile library/den with a classic library ladder leading to a book loft, plus a second full bath, offering flexible space for work, reading, or guests. The lower level expands the living space to include a large lounge, two additional bedrooms, and two full baths. A dedicated game room with a pool table offers hours of entertainment, with an adjacent home theatre/media room already in progress, offering the opportunity to complete a personalized entertainment space. This property includes access to the private, spring-fed 23-acre Tunis Lake. Spend summer days swimming, paddling, or fishing, then enjoy the association’s recreational amenities, including tennis, bocce ball, basketball, and volleyball. With nearly 70 acres of shared association land, there is abundant space to explore, unwind, and immerse yourself in nature. Combining a secluded mountaintop location, dramatic valley views, quality craftsmanship, and resort-style lake amenities, this log chalet is an exceptional Catskills retreat and a rare opportunity for year-round or vacation living.

For more information, or to schedule a private tour, contact Linda.

Linda Nova Sales Associate

m: 917.602.4045 | linda.nova.living@gmail.com Equal Housing Opportunity. All information furnished regarding property for sale or rent or regarding financing is from sources deemed reliable, but Corcoran makes no warranty or representation as to the accuracy thereof. All property information is presented subject to errors, omissions, price changes, changed property conditions, and withdrawal of the property from the market, without notice. All dimensions provided are approximate. To obtain exact dimensions, Corcoran advises you to hire a qualified architect or engineer.

SERENE MOUNTAIN HAVEN 493-495 ODELL LAKE ROAD HARPERSFIELD, NY 13786 8 BD | 4.5 BA | 50 ACRE LOT | $945,000 Escape to this extraordinary 50-acre mountain retreat featuring two custom-built homes with exceptional privacy, versatility, and timeless craftsmanship. Lovingly maintained as a family residence for over 36 years, each home has its own well, septic system, and underground electric service. The approximately 3,600-square-foot main home offers spacious living areas, two stone wood-burning fireplaces, formal dining room, library, office, eat-in kitchen, wraparound deck, primary suite, and three additional bedrooms. The 2,400-square-foot second residence features vaulted ceilings, open living and dining areas, a stone fireplace, spacious deck, three bedrooms, and a loft. Three detached three-car garages offer abundant space. Minutes from Stamford and Hobart, with easy access to Cooperstown.

KARIN WOLFE

LICENSED REAL ESTATE SALESPERSON

917.327.1017 kvwolfe@mac.com karinwolfe@howardhanna.com

75 Market Street, Oneonta, NY 13820

5854 W Lake Road, Auburn, NY 13021 $ 1 , 2 0 0,0 0 0 | 3 B E D S | 4 B AT H S | 1 , 8 0 2 S Q F T Welcome to one of Owasco Lake’s most extraordinary waterfront offerings—a truly rare opportunity to own a property that has been cherished by the same family since it was custom built. Set on an impressive 1.4-acre parcel with 135 feet of level lake frontage, this remarkable estate combines unmatched waterfront access, exceptional construction, and breathtaking views in a setting that rarely becomes available. Designed with longevity, tranquility and peace of mind, this home sits well above the water, with the basement floor positioned approximately six inches above the highest recorded flood stage in Owasco Lake history. This unique feature provides a level of confidence and security seldom found among lakefront properties.

KAYLEY BRIM

LICENSED R.E. SALESPERSON

315.882.2587 kayleybrim@howardhanna.com kayleybrim.howardhanna.com

5110 W. Genesee St. Suite 2, Camillus, NY 13031

122 Regent Street, Saratoga Springs 3 Bedroom, 2.5 Bathroom Condos Starting at $2.2M Units 1, 3, and 5 Available!

Originally built in 1940 to educate Skidmore College students and later home to the Waldorf School, this iconic Tudor landmark has been thoughtfully transformed into luxury residences. Blending timeless architecture with sophisticated design, each 3-bedroom condo offers quartz countertops, premium appliances, hardwood floors, coffered ceilings, and a private garage or carport—crafted for effortless, elevated living. Perfectly situated just one block from Congress Park, four blocks from downtown Saratoga Springs, and less than a mile from the Saratoga Race Course, The Waldorf offers an unmatched luxury lock-and-leave lifestyle in one of the city’s most coveted locations.

Call Today for a Private Tour!

Julie A. Bonacio

Broker/Owner c: 518.701.5080 e: Julie@Bonacio.com 18 Division St, Suite 314, Saratoga Springs, NY 12866 | JulieCoRealty.com | o: 518.350.7653 If you are working with a Realtor, please disregard this advertisment. THE COMPLETE OFFERING TERMS ARE IN AN OFFERING PLAN AVAILABLE FROM SPONSOR -FILE NO. CD25-0026. ALL MEASUREMENTS ARE APPROXIMATIONS. 122 Regent Street, LLC reserves the right to change or substitute at equal value any or all construction related items during the building process as they deem necessary. Plans, elevations, specifications and finish schedules are all subject to change without notice.

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spectacular

RESIDENCE

This beautiful and historic Victorian is a rare find, and offers a delightful combination of charm and entertainment use that cannot be matched. Built in 1850, the home features original intricate details from the ground up, and was painted to highlight the craftsmanship of the era. This property is a compound unto itself, boasting a massive 2 bay 2 story barn, a pool house with its own kitchen, and a newly built 768 sq ft garage/event space that has been completely finished. It features a 1/2 bath, has heat & AC, epoxied floors, & custom cabinetry. This building’s french doors open to your own private oasis, featuring a gorgeous, new $20\times40$ heated, saltwater pool, & surrounded by a stunning stamped concrete patio. These combined spaces create a great entertaining environment! It all sits on a well groomed 2.6 acre lot, bordered by Bird Creek on one side, and a large privacy fence on the other. Serenity. A new large deck awaits as you enter from the back, then through the custom built laundry room, and into the huge, bright kitchen, which features a walk-in pantry. The downstairs offers spacious Victorian accented rooms, such as the elegant formal dining room, living, & family rooms, and an office currently used as a playroom. Enjoy a cozy, warm fire on a winter night, & stay comfortable downstairs in the summer with the newly installed AC. This home offers 4 bedrooms upstairs, with 2 full baths, (one in the master, along with a walk-in closet). The third story of this amazing home is not fully finished, but offers multiple rooms, including what was long ago additional quarters and “Ladies’ Parlor”. This third story is not included in the sq. ft total, but, if it were to be finished, would bring the total finished sq. footage to well over 3,600. The square footage of the new laundry room has been added to the home’s total. 176 year old homes with multiple outbuildings and an immaculate yard are a once in a lifetime opportunity. This picturesque property is perfect for those who appreciate privacy and serenity, yet also look forward to hosting and creating lifelong memories. If ever a home deserved the “must see” designation, well, this is one that does.

DANE DAVIS REALTOR®

607.846.2460 danedavis77@gmail.com www.signaturepropertiesre.com

506 SOUTH MAIN STREET,, HORSEHEADS, NY

1607 PENNA AVENUE, SOUTHPORT, NY 14871 4 BD | 4 BA | 2,904 SQFT. | $575,000

Chobani’s Headquarters 24 GENESEE STREET, NEW BERLIN, NY 13411 $679,000 Close to Chobani’s headquarters and an easy drive to Cooperstown and Oneonta, this historic home offers a rare opportunity to purchase one of the most unique and beautiful homes in the region. This fully renovated home boasts twenty three-rooms, with five bedrooms and five bathrooms. Exuding luxury, comfort, and classic appeal, the property offers impressive features, including a in-ground pool, an indoor hot-tub, multiple living spaces, a rec space in the barn, Bosch appliances, stone fenced yard, a workshop & garage, three working fireplaces, restored original hardwood floors coupled with stone and travertine, and much more. The property is being sold fully furnished.

Historic Wunmore 53921 STATE HIGHWAY 30, ROXBURY, NY 12474 $630,000 “Wunmore” is derived from the builder’s name and his choice to build yet another house. J. More Preston had already put up several houses in Roxbury and in 1867 decided to build “one more” using the materials left over from the others — hence was born the inimitable Wunmore. By the early 1900s, Historic Wunmore was purchased by Helen Gould Shepard, daughter of Jay Gould - industrial magnate of the late 1800s and one of the richest men in America. Available for the first time in a generation, this Victorian cornerstone of Roxbury was used as a summer house for Helen Gould Shephard’s daughter, Helen Anna Shepard, then passing to Anna’s son, John Shepard. Helen Gould Shepard owned Kirkside Estate, now known as Kirkside Park, the grounds of which are adjacent to Wunmore.

Prominent Local Estate 8 VAN DYKE AVENUE, STAMFORD, NY 12167 $399,000 Originally built circa 1920 as the carriage house for a prominent local estate, this distinctive residence sits on 2.4 acres in the quaint Village of Stamford, the “Queen of the Catskills” in the late 19th and 20th centuries. The Carriage House: a builder’s tribute to the past, present, and future. Enter through the carriage house doors and find a residential conversion that uniquely embodies the nature of its former use while offering the comfort and aesthetic touches of modernity. Offered fully furnished, and turn-key as a primary, second home, or short term rental (formerly used as an STR). The great room boasts spacious 10-foot ceilings and a truly open concept. Kichen, dining room, and living room all have their own distinct areas with no walls between. Designed for housing the carriages of yesteryear and now perfect for the gatherings of the present.

BEN HOLSCHER

REALTOR® | LICENCE #10491214193

607.376.7505 ben@theholschergroup.com theholschergroup.com

2 CURIE ROAD, CORNWALL ON HUDSON, NY 12520 4 BEDS | 1.5 BATHS | 1,456 SQFT | OFFERED AT $490,000 Wonderful Cape Cod in the scenic village of Cornwall-on-Hudson. This home is located on a beautiful tree-lined street close to ohso many amenities! 4 Bedrooms, 1 1/2 baths, beautiful yard. This home is waiting for you to make it yours!

SHARON SATKOWSKI LIC RE SALESPERSON

845.313.0989 sharonsat111@gmail.com hudsonheritagerealty.com

12 MOUNTAIN VALLEY ROAD, BOICEVILLE, NY 12412 2 BEDS 3 BATHS 2,194 SQFT. $785,000

Nestled in the hills of Mountain Valley, minutes from Boiceville. you will find this one of a kind uniquely designed and engineered by the original owner. The home is fully documented in both words and illustrations and was created in a model. The home includes two bedrooms, two full baths, two car garage. In the basement you will find 2 areas which was used for tools and the other for creative space. Continuing through the downstairs you will find large shelved storage area and fair size workspace. Then you will go upstairs to find the bedrooms and open living room and dining room. Kitchen has custom pantry cabinets and a dumb waiter. Home offers Pella windows and new Pella sliding doors. Decking wraps around the home allowing for majestic views year round.

ROBYN AWAND OWNER | BROKER

914.388.4488 robynspi9@gmail.com

3 BEDS | 3.5 BATHS | 2,724 SQFT. | $649,000

3120 ROUTE 55, POUGHQUAG, NY 12570 Escape to your private sanctuary on 3.37 lush acres in the top-rated Arlington Central School District. This stunning home blends modern luxury with nature. It features three spacious bedrooms and three and a half baths. Sunlight fills the open living areas. Large windows frame quiet forest views. Step outside to your private trails, as well as the Appalachian trail, native gardens, and peaceful wildlife. Enjoy quiet mornings on the expansive front porch. It is a rare woodland retreat just minutes from Pawling, Beekman and Hopewell Junction.

ERIKA JOHNSON REALTOR®

914.400.4940 erika.johnson.kw@gmail.com www.erikajohnson.kw.com

625 US-6, MAHOPAC, NY 10541

FABULOUS INVESTOR OPPORTUNITY TO OWN A DOWNTOWN DUPLEX IN SARATOGA SPRINGS, NEW YORK

103-105 East Avenue, Saratoga Springs, NY 12866 6 BEDS | 6 BATHS | 4,164 SQ FT | OFFERED AT $1,045,000 Fabulous Investor opportunity to own a Duplex in the heart of Saratoga Springs, NY on the same street as the entrance to the NYRA Race Track, walking distance to all that the quaint downtown has to offer! Excellent rental history with room to finish 2,000 sq ft of basement for added living. Each unit mirrors the other with an open floor concept, 3 bedrooms, 2 1/2 baths, sunrooms, large garage, full basement and large outdoor space.

MONIQUE BOULET

LICENSED ASSOCIATE REAL ESTATE BROKER

518.312.6309

mboulet@kw.com moniqueboulet.kw.com

38 High Rock, Saratoga Springs, NY 12866

58 WOODSIDE AVE., GLOVERSVILLE, NY 12078 4 BEDS | 2 BATHS | OFFERED AT $205,900

LORRIE BRUCE

Newly Renovated Lrg Home complete w/Offstr parking for 3 cars, 4 BR, 2 Full bath,BRAND NEW ROOF, Renovated Deck, Flooring, Painting, Ceilings, Kitchen, Bath, Bsmt is a walk-out, can be accessed from Main Level,this room can also be 1st Flr Laundry, Bsmt has 1 semi-fin rm that has a full operational jacuzzi, just needs some flooring repairs.

GAGE REALTY

REALTOR®

518.332.1744 queenreo15@gmail.com 131 Mohawk Ave, Scotia, NY 12302-2928

Build Your Private Dream Retreat ODYSSEY DRIVE, CHESTER, NY 10918 5.10 ACRES · $350,000

Very private lot in mature subdivision of large homes. Home site has been cleared, driveway base laid down, underground utilities installed at driveway entry. With a small amount of brushclearing in the tree line there can be views of the valley and watershed lands. Close to SugarLoaf Artisan Hamlet, Warwick’s Main St shops, restaurants and area artisan studios, LegoLand and local amenities & shopping.

TERI POWERS CRS GRI

NYS LIC ASSOC REAL ESTATE BROKER | LIC #: NY 30PO0769192

845.258.8312 teri.powers@kw.com teripowers.com 69 Brookside Avenue, Suite 225, Chester, NY 10918

A TUSCAN RETREAT IN THE VALLEY 5 Harvey Way, Newburgh, NY 4 BEDS | 3 BATHS | 3,316 SQFT Discover this exceptional Tuscan-inspired residence, privately nestled on 2.4 picturesque acres in the Town of Newburgh, where timeless architecture, sun-filled interiors, and peaceful natural surroundings create a truly distinctive Hudson Valley retreat. Offering 4 bedrooms and 3 full bathrooms, this home pairs timeless architecture with thoughtfully updated interiors and an effortless connection to its natural surroundings. Sun-filled living spaces, rich hardwood floors, and a striking central staircase create an elegant first impression. The inviting living room is anchored by a beautiful working fireplace, while the spacious eatin kitchen features granite countertops, stainless steel appliances, and direct access to a deck overlooking the tranquil landscape. A versatile first-floor guest room or bonus space with an adjacent full bath adds flexibility to the floor plan. Outdoors, two expansive decks, a welcoming front loggia, and a private upper-level terrace provide inviting spaces to relax, entertain, and enjoy the peaceful setting.

JOHN RUGGIERI

Licensed Real Estate Salesperson m: 917.608.2980 | jruggieri@bhhshudsonvalley.com johnruggieri.bhhshudsonvalley.com

BEACON OFFICE

226 Main Street, Beacon, NY 12508 o: 845.424.0146 © 2026 BHH Affiliates, LLC. An independently operated subsidiary of HomeServices of America, Inc., a Berkshire Hathaway affiliate, and a franchisee of BHH Affiliates, LLC. Berkshire Hathaway HomeServices and the Berkshire Hatåhaway HomeServices symbol are registered service marks of Columbia Insurance Company, a Berkshire Hathaway affiliate. Equal Housing Opportunity.

31 BENDLIN LANE, HOWELLS, NY 10932

3 BD | 2 BA | 2,024 SQ FT | $549,999

Situated on its own road in the sought-after Minisink Valley School District, this 3-bedroom, 2-bath Cape Cod offers over 2,000 square feet on nearly an acre of professionally landscaped grounds. Enjoy an open-concept layout with cathedral ceilings, red maple floors, custom arched windows, spacious living and family rooms, and a charming Four Season room. The first-floor primary suite and renovated bath add convenience. A pond, new septic, updated windows, siding, and easy NYC access complete this exceptional Orange County retreat.

7 COLLEEN LANE, WALLKILL, NY 12589

4 BD | 3 BA | 2,000 SQ FT | $549,999

Nestled in a private, tree-lined neighborhood within the sought-after Wallkill School District, this meticulously maintained 4-bedroom, 3-bath raised ranch offers 2,000 square feet on nearly .70 acres. The updated kitchen features quartzite countertops and high-end appliances, while gleaming hardwood floors flow throughout. Enjoy a spacious primary suite, flexible lower-level living with a private entrance, and a two-tiered deck overlooking the wooded backyard and pool. Seasonal Minnewaska Mountain views, nearby Hudson Valley amenities, and Metro-North access just 15 minutes away complete this exceptional retreat.

KELLY CONNORS

LICENSED REAL ESTATE BROKER

914.403.0951 kconnors81@gmail.com

1 Hawkins Drive Montgomery, NY 12549

Charming Home Move In Ready! 88 INNIS AVENUE, POUGHKEEPSIE, NY 12601 Offered at $430,000 | 3 Beds | 2.5 Baths Better than new, this charming, move-in-ready home has been fully renovated with new flooring, windows, lighting, and a beautiful cook’s kitchen. It features an open living, dining, and kitchen area, a large family room with cathedral ceilings and natural wood accents, and ground-floor access to the yard. The finished basement includes a bedroom, bonus room, laundry, full bath, and storage. Upstairs are three bedrooms, a full bath, and easy access to a large attic. The stone front porch overlooks a landscaped sidewalk, and its central location offers quick access to shopping, transportation, hospitals, colleges, and the CIA.

Beautiful Unique Co-Op Building 160 ACADEMY STREET #3L, POUGHKEEPSIE, NY 12601 Just Reduced to $184,000 | 1 Beds | 1.5 Baths This maintenance-free 1-bedroom, 1.5-bath Co-Op offers spacious, ranch-style living with beautiful hardwood floors and a wellmaintained, move-in-ready unit. Features include elevators, private parking, a pool with patios and lifeguard, laundry on every level, and convenient trash rooms. The building has a door man, concierge, superintendent, and owner’s clubroom. Located close to trains, shopping, schools, hospitals, and major highways, just 90 minutes from NYC, it provides a comfortable, secure, and conveniently situated lifestyle.

Whatever direction you’re headed, Dream home? Downsizing? Investing? We have the answers and experience to get you there!

Lynn Simmons LICENSED REAL ESTATE AGENT

845.797.5107 Lsimmonskfortunarealty@gmail.com

Behind the Agents We have been selling real estate throughout the Hudson Valley over 38 + years. As industry leaders we are ready to guide you through the buying,selling and renting process, in residential, commercial and land. Let us put our skill and knowledge of the real estate market to work for you!

Staci Mackin LICENSED REAL ESTATE AGENT

914.204.9685 Stacikeech@aol.com

Kfortunarealtyinc.com • 973 Main st Fishskill, NY 12524

BELLEFIELD at HYDE PARK

Welcome to The Townhomes at Bellefield, a limited collection of twelve luxury residences set within one of the Hudson Valley’s most ambitious and thoughtfully designed new communities. Located in the heart of historic Hyde Park, Bellefield is a 340-acre master-planned destination that brings together architecture, hospitality, agriculture, and culture into a single, immersive lifestyle. Positioned directly across from the Culinary Institute of America and surrounded by some of the region’s most iconic landmarks, Bellefield offers a rare opportunity to own within a setting that is both deeply rooted and forward-thinking. The Townhomes represent the first residential offering within this broader vision. Designed with a refined, modern aesthetic, each home blends clean architectural lines with natural materials, creating a sense of understated luxury that feels both timeless and contemporary. Expansive windows, open-concept living spaces, and thoughtfully curated finishes define interiors that are equally suited for everyday living and elevated entertaining.

Beyond the homes themselves, Bellefield is designed as a walkable, experience-driven community. A vibrant town center, curated retail, on-site dining, and access to The Inn at Bellefield create a seamless extension of daily life. Residents can enjoy chef-driven cuisine, wellness amenities, and a calendar of events just steps from their front door, with optional VIP access enhancing the experience even further.

a lifestyle grounded in nature and connection.

Surrounded by preserved landscapes, farms, vineyards, and miles of trails, Bellefield offers

design, place, and experience come together in

At the same time, its proximity to cultural institutions, fine dining, and regional destinations ensures a level of access and convenience rarely found in a setting of this scale. This is more than a residential offering. It is the foundation of a new kind of living in the Hudson Valley - where luxury meets legacy, and where a way that is truly distinct.

Introducing a rare offering within The Townhomes at Bellefield, a refined collection of luxury residences set within one of the Hudson Valley’s most thoughtfully envisioned communities. Located in the heart of historic Hyde Park, just minutes from the Culinary Institute of America and approximately 90 minutes from New York City, this newly constructed townhome spans over 4,600 square feet and delivers a seamless blend of modern design, functionality, and elevated living. Thoughtfully designed across multiple levels, the residence offers 4 bedrooms, expansive living areas, and a private office, creating a layout that is both versatile and intentional. The open-concept main level is framed by oversized windows and clean architectural lines, allowing natural light to pour through the space while creating a strong connection to the surrounding landscape. A chef-caliber kitchen anchors the home, featuring premium appliances, custom cabinetry, and a large central island, all flowing effortlessly into the dining and living areas designed for both intimate gatherings and larger-scale entertaining. The primary suite is designed as a true retreat, offering generous proportions, refined finishes, and a sense of privacy rarely found in townhome living. Additional bedrooms and flexible spaces provide the ability to tailor the home to your lifestyle, whether for guests, work-from-home needs, or creative use. Every element of the home is designed to enhance daily living. A private elevator services all levels, creating ease and accessibility throughout. Multiple outdoor spaces extend the living experience beyond the interior, culminating in a rooftop terrace designed for elevated entertaining or quiet relaxation, with the option for a fireplace and lounge setting overlooking the surrounding greenery. Set within the larger Bellefield community, the lifestyle extends far beyond the home itself.

JAKE GARAY

ASSOCIATE REAL ESTATE BROKER 914.772.2603 jakegaray@serhant.com garayteam.com

Residents are immersed in a walkable, destination-driven environment surrounded by preserved landscapes, farms, vineyards, and cultural landmarks. Enjoy close proximity to fine dining, curated retail, and the nearby Inn at Bellefield, offering hospitality, wellness, and experiences just moments from your front door. Additional features include a two-car garage, thoughtfully designed storage, and high-end finishes throughout. Whether you’re seeking a full-time residence, a refined weekend escape, or a long-term investment in one of the Hudson Valley’s most exciting new developments, this home delivers a rare combination of design, location, and lifestyle in a setting that feels both connected and completely removed.

Timeless Escape 32 COLE ROAD P L E A S A N T V A L L E Y, N Y 1 2 5 6 9 4 B E D S | 2 . 5 B AT H S | 3 , 2 6 3 S Q F T Welcome to your private Hudson Valley retreat on 13.7 park-like acres just minutes from the Village of Millbrook. A picturesque quarter-mile, partially pine-lined driveway leads to this beautifully maintained 4-bedroom, 2.5-bath home, perfectly positioned to capture natural light and stunning southwest sunset views. Designed for both comfort and entertaining, the home features a dramatic living room with a stone wood-burning stove, a spectacular circular sunroom, private home office, and a luxurious primary suite with cathedral ceilings, stone fireplace, private balcony, and spa bath. Resort-style amenities include a heated saltwater pool with pool house, full-size tennis and basketball court, custom stone firepit, and beautifully landscaped grounds. Extensive updates—including Andersen windows and doors, newer HVAC, roof, septic system, whole-house generator, and more—provide exceptional peace of mind. Ideally located near Millbrook, Metro-North, the Taconic Parkway, wineries, and equestrian estates, this turnkey property offers the perfect blend of luxury, privacy, and recreation.

NICOLE BOISVERT PORTER

ASSOCIATE REAL ESTATE BROKER

845.797.5300 nporter@houlihanlawrence.com nicoleporter.houlihanlawrence.com

Grand Legacy 219 COUNTRY CLUB ROAD HOPEWELL JUNCTION, NY 12533 4 B E D S | 4 . 5 B AT H S | 7, 3 9 0 S Q F T A rare estate-style offering in The Legends, this 7,000+ sq ft residence spans three beautifully finished levels with designer interiors, elevated views, and exceptional custom features. The main level showcases elegant living spaces, a gourmet kitchen with premium cabinetry, formal dining, home office, sunroom, studio/ recreation room, and meditation space. Upstairs, the luxurious primary suite features a boutique-style dressing room and spainspired bath. The finished lower level is an entertainer’s dream with a wet bar, media room, billiards area, poker room, lounge, fitness room, and flexible guest space. Outdoor amenities include a wraparound-style porch, Trex deck, Weber grill connection, and play area. Additional highlights include a 3-car garage, Generac generator, new Lennox A/C, Sonos audio, EV charging, irrigation system, and turnkey luxury in one of Hopewell Junction’s premier neighborhoods.

LISA MANNION

ASSOCIATE REAL ESTATE BROKER

914.582.2438 LMannion@houlihanlawrence.com www.LisaMannion.com

MODERN DESIGN. NATURE AT YOUR DOORSTEP. JUST MOMENTS FROM THE HEART OF NEW PALTZ. 31 MILLBROOK ROAD, NEW PALTZ, NY 12561 2 BEDS | 2 BATHS | 1,453 SQ FT | 1.9 ACRES | $775,000

Tucked away on a private wooded cul-de-sac just two blocks from Main Street, this exceptional 2022-built home offers the perfect balance of privacy and convenience. Set on 1.9 acres bordering the Millbrook Preserve and Empire State Trail, it features 2 bedrooms, 1 office/studio, 2 full baths, soaring ceilings, expansive windows, and an open-concept living space designed to embrace the surrounding natural beauty. The chef’s kitchen boasts quartz countertops, a large center island, and a custom pantry, while a cozy propane stove adds warmth and charm. Both bedrooms feature loft spaces, and the attached garage plus separate-entry studio provide ideal flexibility for a home office, gym, or artist’s retreat. Bluestone patios and perennial gardens complete this peaceful village sanctuary. The listing agent is related to the seller.

STEFAN BOLZ

STACEY SHAFFER

C: 845.633.5223 | O: 845.691.2126 stefanhdre@gmail.com www.hudsondwellingsrealty.com

C: 845.206.8037 | O: 845.691.2126 staceyhdre@gmail.com www.hudsondwellingsrealty.com

PRINCIPAL BROKER | OWNER

LICENSED RE SALESPERSON

89 Vineyard Avenue, Highland, NY

26 VICTORIA LANE, KERHONKSON, NY 12446

Private Hudson Valley Retreat

Welcome to your private Hudson Valley retreat. This newly constructed 2,564-square-foot home on 5 secluded acres offers 4 bedrooms, 2.5 baths, high-end finishes, abundant natural light, and thoughtfully designed living spaces. A separate 576-square-foot studio provides exceptional flexibility for an office, art studio, gym, guest space, or creative use. With 3,140 square feet of combined living and working space, plus an attached two-car garage prewired for EV charging and infrastructure for a future whole-house generator, this rare property offers privacy, modern comfort, and versatility just minutes from the restaurants, shops, and charm of Kerhonkson and Accord.

STEVEN ASHER COHEN REALTOR®

845.653.1398 steven@nutshellrealty.com www.bhhsnutshellrealty.com

4 BEDS | 2.5 BATHS | 3,140 SQFT | $1,595,000

76 PRINCE STREET, KINGSTON, NY 12401 MIXED USE | 7,297 SQFT. | $2,500,000

Welcome to 76 Prince Street -- a creative sanctuary in the heart of Kingston, NY’s Midtown Arts District. This one-of-a-kind mixed-use property offers over 7,000 square feet of fully renovated space, thoughtfully designed to support both business and creative ambition. Transformed under the vision of an accomplished photographer, the building blends historic charm with modern function -- no detail was overlooked. The ground floor currently operates as an art gallery, studio, production space, and event venue, complete with elements of a commercial kitchen. Flexible T5F zoning opens the door to a wide range of uses, including full residential conversion. Upstairs, a sun-filled two-bedroom loft features soaring ceilings, original wood floors, an open-concept kitchen, and private access to rear parking. Currently a successful short-term rental, it’s equally suited to an owner-occupied live/work lifestyle.

SARAH FINCH

CHUKA UMUNNA

845.514.3628 sarah.finchny@gmail.com www.tkgre.com

917.215.4773 chukaumunna@me.com www.tkgre.com

REALTOR®

27 WEST STRAND, KINGSTON, NY 12401

14 AMY COURT, KINGSTON, NY 12401 4 BEDS | 3 BATHS | 3,244 SQFT. | $824,500 Enjoy the convenience of living in the City of Kingston while nestled in a charming neighborhood lined with beautiful homes. Stunning landscaping surrounds this exceptional property, featuring a deep backyard

Thomasine Helsmoortel 845.389.5981 Broker/Owner, ABR, GRI, SRES, SRS

bordered by mature trees for added privacy and natural beauty. Scott Helsmoortel Scott Helsmoortel 845.706.0324 845.706.0324 A welcoming wraparound front porch sets the tone as you enter the home. The spacious foyer provides Associate Broker, ABR Associate Broker, ABR an open view of the living room, dining room, and impressive great room. Each space is filled with natural

light and showcases gleaming hardwood Ulsterfloors. The great room features a soaring cathedral ceiling, two Ulster large skylights, and a cozy gas fireplace, creating a warm and inviting atmosphere. County County Topinto Agents TopThe Agents family room flows seamlessly the eat-in kitchen w beautiful granite counters, a glass tile backsplash and stainless We Are Big Enough to appliance, making it ideal for everyday living and entertaining. A unique highlight of the home is the three sets of French doors that open to a beautiful three-season porch--a 2023 2023 COMPETE COMPETE 5 Star 5 Star Thomasine Helsmoortel Scottfamily Helsmoortel Thomasine Helsmoortel Scottfavorite Helsmoortelgathering place for hosting Top Top and friends. 845.389.5981 845.706.0324 845.389.5981 845.706.0324 Professionals Professionals And Small Enough to And Small Enough to Broker/Owner, ABR, GRI, Associate Broker,you’ll ABR find a convenient powder room and a spacious primary Continuing down the hall on the main level, Broker/Owner, ABR, GRI, Associate Broker, ABR Producers Producers SRES, SRS SRES, SRS suite. The ensuite bath offers double sinks, a classic clawfoot tub, and a separate shower for a luxurious CARE CARE Ulster Ulster Realtor Realtor Thomasine Helsmoortel Scott Helsmoortel retreat. Hudson Valley845.389.5981 Hudson Valley Top 845.706.0324 County Top County of of Magazines Magazines Broker/Owner, ABR, GRI, Associate Broker, ABR The well-designed mudroom makes laundry a pleasure, featuring built-in cabinetry, generous counter Top Agents Producers SRES, SRS Top Agents Producers The Year The Year Top space, Realtors Topfunctionality. Realtors and a coat closet for added Ulster AreGatta Big Enough to We Are Big Enough to WeTammy Tammy Gatta Terri Hlavaty Terri Hlavaty Top County 508.344.1243 508.344.1243 2023 845.389.5795 845.389.5795 2023 COMPETE 5 Salesperson Star NYS148 R.E. Salesperson NYS R.E. Salesperson COMPETE 5 Salesperson Star NYS R.E. R.E. 148 Burt St.NYS Saugerties Burt St.Producers Saugerties Top Agents Top Top Professionals And845-246-9555 Small Enough to Professionals And845-246-9555 Small Enough to We Are Big Enough to Producers Producers helsmoortelrealty.com helsmoortelrealty.com CARE 2023 CARE COMPETE 5 Star Realtor Realtor Hudson Valley Top Hudson Valley Professionals And Small Enough to of Magazines of Producers Magazines Thomasine Helsmoortel The Year Top Realtors CARE The Year Top Realtors 845.389.5981 Realtor Gatta Broker/Owner, ABR, GRI, Hudson Valley Terri Hlavaty Tammy Gatta 845.246.9555Tammy | helmoortelrealty.realestate Thomasine Helsmoortel Scott Helsmoortel Scott Helsmoortel Terri Hlavaty 508.344.1243 SRES, SRS of 845.389.5795 508.344.1243 845.389.5981 845.706.0324 845.706.0324 Magazines 845.389.5795 NYSBurt R.E. Salesperson 148 Street, Saugerties R.E. SalespersonAssociate NYS 148 Burt St. Saugerties R.E.ABR Salesperson Broker/Owner, Broker, NYSABR, R.E. GRI, SalespersonAssociate Broker, 148ABR Burt St.NYS Saugerties The Year Top Realtors SRES, SRS 845-246-9555 Tammy Gatta Terri Hlavaty Ulster845-246-9555 Ulster Top 508.344.1243 845.389.5795 helsmoortelrealty.com helsmoortelrealty.com

Top Producers

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SELLING LUXURY HOMES AND EXTRORDINARY RESULTS FOR 38 YEARS #1 INDIVIDUAL SELLING ASSOCIATE BROKER* CAN’T STOP, WON’T STOP. NO EXCUSES. WHEN YOU HIRE ME, YOU GET ME. Selling a luxury home demands more than experience. It requires relentless commitment, sophisticated marketing, exceptional attention to detail, and a deep understanding of what it takes to position a property for maximum exposure— and maximum value. For 38 years, I have built my reputation on doing exactly that. From strategic pricing and distinctive property positioning to extraordinary photography, beautifully designed marketing materials, professional staging, broker events, and expertly executed open houses, I personally oversee every detail of the process. I don’t hand you off. I don’t make excuses. I deliver. “Donna knows how to market the property in a manner that ensures that sellers obtain the best possible price for their home. Our selling price exceeded our expectations and achieving that reflects on how expertly Donna priced our home when it went to market.” “Donna set the bar higher than anyone with whom we interacted in Southern California. I would not hesitate to recommend Donna for any situation whether representing the buyer or seller. It was a pleasure working with her!” — R&M Derisio Family Trust *based on sales volume & participation between 1/1/2025 & 12/31/2025 pulled from GRAR, internal tools & off-market sales.

Donna Snyder | Licensed Associate Real Estate Broker c: 585-721-5959 | donna@homeswithdonna.com 33 S. Main St. Pittsford, NY 14534

4983 CROW HILL ROAD, AUSTERLITZ, NY 12017 PRICE

BEDROOMS

BATHROOMS

SQ F T

$1,450,000

2,265

A true haven of tranquility and beauty in the hills of Austerlitz, located just minutes from the hamlet of Spencertown. Sweeping views of the rolling hills form a perfect backdrop to the stunning pond, all of which can be enjoyed from the ideally placed front porch of this delightful home. The 17 private acres feature a scenic mix of woodlands and open spaces, complete with quiet trails to explore and a winding creek to follow. You will never want to leave the shade of the spacious front porch, except to swim in the crystal-clear pond or to barbecue on the private back deck. Completely restored under an architect’s guidance, the residence was thoughtfully sited for absolute privacy, set far back from the road and secluded by mature trees. While offering total seclusion, convenience is just around the corner. A great cup of coffee is only minutes away in the village of Chatham, and the famous Hawthorne Valley Farm Store is just an eight-minute drive.

LISA BOUCHARD HOE PRINCIPAL BROKER

413.329.1162 lisa@tkgre.com tkgre.com

HUDSON | KINGSTON | GHENT | GREAT BARRINGTON

220 5TH AVENUE, TROY, NY 12180 6 BEDS | 2 BATHS | 2,712 SQFT | $360,000 Fantastic opportunity for the whole family! Beautiful home with large bedrooms, new windows and recent upgrades including: New Main Bathroom, Radon System, electric system upgrade. Transportation, houses of worship, parks, swimming pool and ice rink nearby! Once with an in-law apartment; could be reestablished. Ideal for a group home, transitional housing, multigenerational family. or your vision!

84 CLIMER CIRCLE, WEST SAND LAKE, NY 12196

22 STACEY WAY, TROY, NY 12180

3 BEDS | 4 BATHS | 2,496 SQFT | $549,000

2 BEDS | 2.5 BATHS | 2,035 SQFT | $490,000

Create Special Memories in the warmth and charm of this home that blends comfort and flexibility. Relax on the covered front porch or entertain on the back deck.

Designed for effortless living and modern comfort, this thoughtfully upgraded North Greenbush townhome offers flexible space, clean design, and details you won’t find in new construction.

JEAN HOWARD REALTOR®

518.894.2978 jeanahowardre@gmail.com solutions-troy-ny.remax.com

Modern Living Endless Possibilities

3 BEDS 2.5 BATHS 2,660 SQ FT $449,000

161 BRIDGE STREET SCHOHARIE, NY 12157 Welcome to 161 Bridge Street — a newly constructed, custom-designed property offering modern finishes, open-concept living, and incredible versatility. The main level features a bright, expansive layout with wide plank flooring, recessed lighting, and a stunning chef’s kitchen complete with navy cabinetry, stainless steel appliances, a center island, and sleek pendant lighting. Oversized sliding barn doors add warmth and character, creating a seamless blend of modern and rustic design. The property is also equipped with dual water heaters for added convenience and efficiency.

YAZMIN GOODRICH REALTOR®

518.937.0435 yazmingoodrichre@gmail.com YazminGoodrich.com

1482 ROUTE 9, CLIFTON PARK, NY 12065

CHARMING LOG SIDED TINY HOME

2588 NEW YORK 145, EAST DURHAM, NY 12423 2 BEDS 1 BATHS 403 SQFT. $199,000

Tucked into the heart of East Durham, this charming log sided tiny home offers the perfect blend of rustic character and low maintenance living. Situated on a beautifully landscaped 1 acre lot, this cozy retreat features 2 bedrooms, 1 full bath and a loft for an efficiently designed living space. The warm wood finishes and cabin inspired layout create a welcoming atmosphere ideal for a weekend getaway, Airbnb investment or year round minimalist living. Enjoy outdoor space for gardening, entertaining or relaxing around a firepit while taking advantage of the property’s convenient location, close to local restaurants, skiing, hiking, golf and all the attractions the Catskills have to offer. Positioned on a well traveled road for easy access and visibility, this is a unique opportunity to own an affordable slice of the Catskills with character and curb appeal!

LACEY SALA

LICENSED REAL ESTATE SALESPERSON 518.821.6029 salalacey@gmail.com laceysala.kw.com

15 Taylor Street, Kingston, NY 12401

BRAND NEW DOUBLE WIDE HOME

119 COUNTY ROUTE 354, PRESTON HOLLOW, NY 12469 3 BEDS 2 BATHS 1,232 SQFT. $349,000

This brand-new 3-bedroom, 2-bath double-wide home is perfectly situated on 4.28 scenic acres along a quiet country road in Potter Hollow. Offering modern comfort and low-maintenance living, this home features a spacious floor plan, a bright kitchen with ample cabinetry, and a private primary suite with its own full bath. Step outside and explore your own slice of nature, complete with a peaceful brook winding through the property, accessible by a private trail. Whether you’re looking for a full-time residence, weekend retreat, or a place to enjoy the beauty of the countryside, this property offers the perfect blend of privacy, tranquility, and convenience. Plenty of room for gardening, recreation, or simply relaxing while enjoying the sounds of nature. Move-in ready and waiting for its new owners.

LACEY SALA

LICENSED REAL ESTATE SALESPERSON

15 Taylor Street, Kingston, NY 12401

518.821.6029 salalacey@gmail.com laceysala.kw.com

1 Cider Mill Way, Saratoga Springs $859,999 | 4 Beds | 2.5 Baths | 2,694 SF Impeccably appointed Belmonte Builders custom home in the exclusive, maintenancefree Mill at Smith Bridge community, just 2 miles from downtown Saratoga Springs. Designed for refined yet effortless living, this open-concept home showcases a first-floor primary suite featuring a tiled shower and an expansive walk-in closet, complemented by a versatile bonus room. This spacious home also exhibits an expanded chef’s kitchen with elevated finishes and an oversized island ideal for entertaining. Recent enhancements include freshly painted interiors, epoxy-finished garage, Culligan whole-house water filtration with reverse osmosis, custom fireplace mantle, new appliances, and a new hot water heater. Outdoors, enjoy a private, fenced setting with a paver patio, while the HOA provides a true lock-and-leave lifestyle with comprehensive lawn care, snow removal, and seasonal services.

Call Today for a Private Tour! Aaron Tomczak Lic. Real Estate Salesperson c: 518.242.9211 e: Aaron@JulieCoRealty.com

18 Division St, Suite 314, Saratoga Springs, NY 12866 | JulieCoRealty.com | o: 518.350.7653 If you are working with a Realtor, please disregard this advertisment.

BEAUTIFUL RIVERFRONT VICTORIAN

22 WEIR STREET, SIDNEY, NY 13838 5 BEDS

Beautiful River Front Victorian. Offers both views and access to the river. The property is a nice level lot, totally

3 BATHS

with full bath and living quarters on ground level with 1/2 bath. There is also a separate carport. The home is a 4

fenced in with some privacy fencing, Great yard with stairs to the river, garage with office/apartment upstairs BR with potential for 5th, 3 full baths, formal DR, Living room, and upscale Kitchen. There is also a mudroom on

1,911 SQ FT

the 1st floor off the deck. The deck has an awning, a hot tub and Sunna with privacy fence surround. There are front and rear interior staircases for egress to the 2nd floor and stairs to the 3rd. The basement is home to the

$345,000

furnace, utilities and laundry. Out front you have a full covered porch with lots of sitting room.

RICHARD KOPPENAAL REALTOR®

607.437.2380 richardkoppenaal@howardhanna.com

THOMAS MCNICHOLS, SALESPERSON LIC #10401209357

917.435.0420 | tommcnichols@gmail.com REALTOR® Member of REBNY and the ACVMLS

641 Lexington Ave, 22nd Floor, NY 10022, 212.688.8000

The Weatherwatch Farm, Saranac, New York 550 N U M B E R 37 R OA D, S A R A N AC , N Y 12981 9 BEDS | 4.5 BATHS | 6,280 SF | $2,499,900 The Weatherwatch Farm; 372 acres with 60+ miles of unobstructed forever views into the High Peaks, two stunning farmhouses reimagined, curated gardens, grounds, hiking trails and more. Nearly 40 years of rigorous and meticulous curation has created a one-of-a-kind estate in the Northern Adirondack Park. Potential uses include Agri-Tourism, an extended family compound with further development available, sub-division without disturbing your privacy, conservancy and much more. The two residences, the Main House and Harvey House are both farmhouses from the mid 1800’s that have been completely rebuilt and expanded with modern utilities, layouts and functions while retaining certain qualities paying homage to days of yore. Wood burning stoves compliment radiant in floor heat, a dual fuel wood and propane cast iron range from the early 1900’s accessorizes a modern farm kitchen that also has an electric range and paneled Viking Fridge, cellars for food and wine storage, a library fit for an author, beams and posts dating back to the original homes, renovated barns, chicken coop, machine storage, farm machinery and more finish out this fine estate.

130 MIDDLE GROVE ROAD, GREENFIELD, NY 12833 4 BEDS • 4 BATHS • 2,452 SQFT • $1,399,000 Saratoga Schls - Luxury at its finest! Exceptional custom home on 1.75 private, professionally landscaped acres just 5 minutes from downtown Saratoga Springs. Stunning gourmet kitchen features quartz countertops, subway tile to the ceiling, Wolf gas range, Miele dishwasher, Café refrigerator, farmhouse sink, and a walk-in chef’s pantry. Open great room, dining area, and living room with gas fireplace showcase exquisite custom trim throughout. First-floor primary suite with spa-like ensuite and walk-in closet, private office, half bath, and attached 2.5-car garage with Level II EV charging station. Upstairs offers 3 spacious bedrooms and a full bath. Walkout garden level is an entertainer’s dream with a custom bar, illuminated cabinetry, glass backsplash, floating shelves, Sub-Zero refrigerator, Bosch dishwasher, electric fireplace, an additional bedroom, and full bath. Unfinished basement provides excellent storage. Resort-style backyard features a saltwater inground pool, hot tub, stamped concrete patios, fenced pool area, and beautiful landscaping. An extraordinary home offering luxury, privacy, and convenience in one of the Capital Region’s most desirable locations.

KATHLEEN GORDON BROKER/OWNER

518.365.5137 kgordon@inglenookrealtyinc.com www.inglenookrealtyinc.com 1525 Route 29 Suite B, Galway, NY 12074

RARE ONEIDA LAKE FRONTAGE 11 FOREST AVE, VERONA, NY 13478 0.37 ACRE | $325,000 A once-in-a-lifetime opportunity on the East Shore of Oneida Lake! Held by the same family for 52 years, this prime waterfront building lot offers an incredible 70 feet of direct frontage located perfectly on the waterfront at the mouth of the canal. Enjoy the ultimate lake lifestyle where you can watch the boats sail by, relax on your own sandy-bottom shoreline, and install a private dock for your boat. Boasting an unbeatable location, you are just a short stroll away from the vibrant energy of Sylvan Beach and Verona Beach, with the local area offering flat, scenic paths perfect for bike rides and walks. Best of all, you will experience the absolute best, most unimaginable sunsets right from your future front yard. With public water and sewer conveniently available at the road, this parcel is ready for your dream home or summer getaway. As an incredible bonus, the property sits directly next to state land, giving you even more expansive lake frontage and natural privacy to utilize and enjoy. Don’t miss your chance to build a legacy on Oneida Lake!

LAURA L. “LOOMIS” PATRICK BROKER

315.264.3624 laura.loomis@coldwellbankerprime.com www.laura-loomis.coldwellbankerprime.com

1116 MAIN STREET, SYLVAN BEACH, NY 13157

PRICE IMPROVEMENT

$244,900 420 W Dominick St, Rome Money-making multifamily with incredible potential!!!! This commercial/residential-zoned 4-family property offers flexibility, income, opportunity and room to think outside of the box. Featuring 4 units, each with its own kitchen, bathroom, furnace, and hot water tank. This property is set up for strong rental potential.

2 BEDROOMS

4 BATHROOMS

4,893 SQ FT

Your Move Matters Bobbi Keller Associate Broker

(315)225-7271

101 Main Street Suite 2 Whitesboro, NY 13492

508 WHITE SPRINGS ROAD, GENEVA, NY 14456

COMPLETELY REMODELED BRICK RANCH LUXURY 3 BEDS | 2 BATHS | 1,798 SF | $539,900 Completely remodeled 1800 square foot brick ranch located on .42 acres. Gorgeous and comfortable single floor living that flows from room to room. Please see the attached video presentation but you really must see it in person to feel its luxury and comfort. From modern 6 separate heat pump units that control the heat or air conditioning in each room to the eat-in kitchen with Quartz counter-tops with marble backsplash and all new state of the art appliances.

MIKE ROULAN REAL ESTATE

MICHAEL ROULAN REALTOR®

C: 315.719.6075 | O: 315.789.8580 mikejroulan@gmail.com

SCAN TO VIEW VIRTUAL TOUR

407 S. Main Street, Geneva, NY 14456 Real Estate Broker and Attorney with over 45 years of experience

WATERFALL VIDEO

YOUR PRIVATE SANCTUARY WITH ENDLESS VIEWS 3845 BURLINGAME ROADCAZENOVIA-252289 · 4 BEDS | 2.2 BATHS | 5,100 SQ FT | $1,349,900 This beautiful, contemporary 5,100 sq ft house is set high on a ridge, on a 26 acre-property that is both spectacular and utterly unique. Built in 1989, this home has a stunning 50-mile view to the rim of Lake Ontario. Picture windows throughout the house showcase the view, as does its large deck, built for entertainment and relaxation, with broad staircases leading to walking paths around the property. Among other features, the home has a magnificent grand living room with cathedral ceilings, sky lights and a bar/food serving area; a sunroom with windows on three sides; a formal dining room with a China showcase; four large bedrooms, including a first- floor primary bedroom suite with a spacious walk-in closet and a large bathroom containing heated floors, an oversized tub, and adjacent bedroom designed to function as a gorgeous in-home office if desired; a custom-designed and built kitchen with large eating area and views in multiple directions; and a massive (1,800-sq ft, 800 sq ft of the lower level is listed as above grade sq ft) gym and recreation room. A pond on the property augments the many views. Moreover, this unique property borders hundreds of acres of forever wild preservation foundation land. Included is a nearby90 foot intermittent waterfall at the head of the spectacular “Sherman’s Gulch.” Over its 1.3-mile length, Sherman’s Gulch descends 600 feet to the valley below. Its ridges over the stream bottom rise as much as 300 feet on both sides. Unrelated to the gulch, the foundation land also contains miles of trails for hiking, running, horseback riding, and crosscountry skiing. This forever wild acreage protects the Burlingame Road home from any off-property development that could impact its view or damage its character. Notwithstanding its great privacy, this property is only 2.5 miles from the Village of Cazenovia and Cazenovia Lake, and 3 miles from the high school.

LINDA CRAWFORD REALTOR®

315.420.7197 linda.crawford@huntrealestate.com lindacrawford.huntrealestate.com

Hunt ERA, 7650 Highbridge Road, Manlius, NY 13104

spectacular

RESIDENCE

Welcome to this exceptional second-owner custom chalet-style home, built in 1998 and nestled on 2.734 scenic acres in the desirable Naples Central School District. Surrounded by hundreds of acres of protected land, this private retreat offers breathtaking panoramic views of the Naples Valley, abundant wildlife, and the perfect balance of privacy, tranquility, and modern comfort. This beautifully maintained home features 3 bedrooms, 2½ baths, including two spacious en-suite bedrooms with walkin closets. Custom-crafted railings throughout add warmth, character, and timeless craftsmanship, while the detached twocar garage provides convenience, additional storage and electric vehicle charging station. Designed with a sought-after southern exposure, the home is filled with natural light. The well-appointed kitchen includes a newer stainless steel refrigerator, dishwasher, stove/oven, microwave, a second refrigerator in the pantry, and a new washer and dryer. All window shades and curtains convey, and every toilet is equipped with a bidet. The beautifully landscaped grounds showcase more than 100 flowering plants and an orchard with apple, cherry, peach, apricot, and plum trees. Relax beside your private pond, entertain under the pavilion, or simply enjoy the spectacular scenery in every season. Wildlife enthusiasts will appreciate frequent sightings of deer, bald eagles, wild turkeys, foxes, fishers, and even bobcats. Modern efficiency complements the home’s rustic charm with a 30-panel solar energy system installed in 2023 functions to provide electric to the entire home. Located on South Hill, a yearround maintained gravel road with mail delivery at the driveway entrance, this property is minutes from hiking trails, lakes, ski resorts, golf courses, wineries, breweries, restaurants, and the many attractions of New York’s Finger Lakes region. This rare offering combines exceptional craftsmanship, energy efficiency, remarkable privacy, and an unmatched natural setting, making it an ideal year-round residence or weekend escape.

AIMEE CAMPBELL REALTOR®

585.705.2082 aimeec14572@yahoo.com www.empirerealtyroc.com

133 MAIN ST, DANSVILLE, NY 14437

4755 S HILL ROAD, MIDDLESEX, NY 14507 3 BD | 2.5 BA | 2,400 SQFT. | $436,000

4342 PONDSIDE PLAZA, GENESEO, NY 14454 - MLS # R1702090 This exceptional investment opportunity in Geneseo, NY features a 19,420-square-foot commercial building situated on 3.5 acres in a highly accessible location. The property is fully leased with four established commercial tenants, providing immediate and reliable income for investors. Designed to accommodate a variety of business uses, the well-maintained building offers ample parking, excellent visibility, and room for future expansion or site improvements. With 100% occupancy, a strong tenant mix, and a generous lot size, this turnkey commercial property presents an outstanding opportunity for investors seeking stable cash flow in the growing Geneseo market.

PAT COLE

ALAN S. COLE

RENEE BOOK

585.315.6617 pat@abcolerealestate.com www.abcolerealestate.com

585.750.3320 alanscole@abcolerealestate.com www.abcolerealestate.com

585.746.6330 reneebook03@gmail.com www.abcolerealestate.com

LICENSED REAL ESTATE BROKER

LICENSED REAL ESTATE SALESPERSON

LICENSED ASSOCIATE BROKER

84 AVON ROAD - SUITE A, GENESEO, NY 14454

4188 SHOREWOOD DRIVE, HAMMONDSPORT, NY 14840 3 BEDS | 3 BATHS | 3,864 SQ FT $839,900

2 QUARRY LANE, HORSEHEADS, NY 14845 4 BEDS | 2.5 BATHS | 2,258 SQ FT $650,000

670 HOFFMAN STREET, ELMIRA, NY 14905 5 BEDS | 4 BATHS | 4,015 SQ FT $625,000

709 WATKINS ROAD, HORSEHEADS, NY 14845 5 BEDS | 3 BATHS | 4,570 SQ FT $425,000

1607 PENNSYLVANIA AVENUE, PINE CITY, NY 14871 4 BEDS | 4 BATHS | 2,904 SQ FT $599,000

Blending Expertise and Innovation in Real Estate Services YOUR CONNECTION TO THE FINGER LAKES REGION

The TEAM at Signature Properties A boutique firm proudly serving the Finger Lakes Region.

607.796.9817 | Info.SignaturePropertiesRE@gmail.com

frame ﬂoor Nexo Luce | Italy

oxenluce.com contact@nexoluce.com

2039 E R I V ER ROA D, GRA ND ISLA ND, NY 14 07 2 3 BEDS | 4 BATHS | 3,048 SQFT | OFFERED AT $1,775,000 When you experience the breathtaking waterfront views from this extraordinary estate, you will instantly fall in love with this truly one-of-a-kind property. Offering unobstructed panoramic views of the upper Niagara River, this private oasis delivers a level of beauty, tranquility, and exclusivity that is nearly impossible to duplicate anywhere on Grand Island. Comprised of three separate parcels totaling nearly three acres, the property boasts over 200 feet of prime water frontage along East River Road. The impeccably maintained main residence offers more than 3,000 square feet of living space, featuring two luxurious primary suites, expansive entertaining areas, and seamless indoor-outdoor living designed to capture the beauty of the river from every angle. Thoughtful updates throughout the home blend modern comfort with timeless waterfront elegance, including a stunning kitchen renovation completed in 2022, a first-floor primary suite addition in 2022, HVAC upgrades with radiant heat in 2022, and a beautifully updated office space in 2023. Across River Road, a separate garage structure provides exceptional flexibility with an attached one-car garage, a spacious office or recreation room complete with a full bathroom, plus two additional parking spaces and ample seasonal or recreational storage. Further into the property, a charming barn formerly used as horse stables and a workshop creates endless possibilities for hobbies, storage, events, or future customization. (1 horse permitted) Designed for both relaxation and entertaining on a grand scale, the estate includes three private docks with room for multiple boats and watercraft, expansive lawn space for large gatherings, a beautifully landscaped stone staircase leading toward the river, and a lower driveway with an electric gate providing convenient truck and vehicle access, a turnaround area, and additional riverfront parking. Lovingly owned by the same family for nearly 50 years, this exceptional riverfront compound is more than a home, it is a legacy property offering unparalleled lifestyle, privacy, and opportunity. Also listed for rent B1692141 | www.greatlakesrealestate.com/grandlady

JODI COLLINS REALTOR®

716.417.0271 jodi@greatlakesre.com www.greatlakesrealestate.com

160 ROLLINGWOOD STREET, WILLIAMSVILLE, NY 14221

FULLY RENOVATED LUXURY RESIDENCE This distinguished, fully renovated luxury residence encompasses approximately 5,000 square feet of meticulously designed living space. The home features six spacious bedrooms and seamlessly integrates timeless elegance with modern sophistication. Every aspect of this remarkable home has been thoughtfully updated with high-end finishes. The expansive floor plan accommodates both everyday comfort and effortless entertaining. Abundant natural light illuminates the living spaces, which are enhanced by premium finishes, designer lighting, custom millwork, and high-end flooring throughout. The centerpiece of the home, the gourmet chef’s kitchen, is equipped with stunning, timeless custom cabinetry, granite countertops, and an oversized island with a breakfast bar that harmoniously connects to the adjacent gathering spaces. The opulent primary suite functions as a true private sanctuary, featuring a completely updated bath and a large walkin closet with custom closets, further enhancing the appeal of this exceptional residence. The backyard features a newer in-ground Gunite saltwater pool, a stone patio with an awning, and all-new landscaping. It’s a beauty!

OFFERED AT $1,500,00

CAROL A. ESPOSITO LIC. RE SALESPERSON

716.864.0478 carolesposito@howardhanna.com carolesposito.howardhanna.com

SAGAPONACK SAGAPONACKSOUTH SOUTHNEW NEWCONSTRUCTION CONSTRUCTION 493 493SAGG SAGGMAIN MAINST ST|| |$24,995,000 $24,995,000 493 SAGG MAIN ST $24,995,000 9 BEDS|| |10+ 10+BATHS BATHS|| |1.9 1.9ACRES ACRES|| |11,369 11,369SF WEBID5444608 5444608 9 9BEDS BEDS 10+ BATHS 1.9 ACRES 11,369 SFSF| | |WEBID WEBID 5444608 PATRICK GIUGLIANO | 631-312-7933 PATRICK GIUGLIANO | 631-312-7933 PATRICK GIUGLIANO | 631-312-7933 JAMES GIUGLIANO 631-456-3567 JAMESGIUGLIANO GIUGLIANO|| |631-456-3567 631-456-3567 JAMES

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