Posts from January 11th, 2018

Mid cornwall 2017 December

Mid Cornwall 2017 December Market Report.

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Dear Neighbor,

It has been a long, warmer fall than usual.  The colors were late and muted except when near wetlands where their brilliance was unmistakable.  And now winter arrives with its harsh beauty.  Meanwhile the beat of real estate continues.

Last fall, we reported 14 sales.  This fall, we have 10 sales to report; both homes and land.  This area of Cornwall is always one of the most active.  In the report below I have compared the sales prices to the town appraisals.  While these appraisals are not reliable to establish individual current market value, in Cornwall they are remarkably close and provide an interesting check on the market.

275 Dibble Hill Road is a most unusual architect designed home designed by its late owner, Henry dePaolo.  It is sited above a brook on a hillside and its 7 rooms are on multilevel.    It includes 2 bedrooms, 4 bathrooms, living room, studio and office spaces all with views of an interesting sort.  It was only on the market for 35 days!  Listed at $650,000 and closed at $635,000 - just slightly below the town's appraised value of $638,300.

A 7 acre lot has been sold to an abutting neighbor for $72,500 - below appraised value.  An excellent value for the buyers who are adding guest quarters to their property at 198 Dibble Hill.

109 Dibble Hill Road combined an antique structure with a 2011 new construction of a 7 room house of 4428 square feet.  Spacious, propane heat, central air, 4 bedrooms with 4 baths en suite, plus 1 half bath.  In 2015, it was listed at $1,195,000, reduced to $949,000.  Reduced again to $895,000 and sold at $875,000.  Again, below the town appraised value of $909,500.

77 Pierce Lane is a contemporary home on over 5 acres with a heated 3 car garage with space above just waiting to be finished into guest quarters or studio space.  The house itself has a great wraparound deck, fireplace in the living room and 2 bedrooms on the upper level.  Originally listed at $515,000, it closed at $435,000- just below the town appraised value of $444,700.

24 Town Street South is a 1940's stone cottage on over 18 acres with level lawns surrounding the house.  The living room features a cathedral ceiling, wood burning fireplace and opens to a back patio with pastoral views.  First floor master with adjacent bath,  2 additional bedrooms on the second floor with a bath between them.  It started at over four years ago in the 7's and was last listed at $544,000 and closed at $470,000, well below the town appraised value of $540,000.

  54 Sharon Goshen Turnpike is an 1800's cottage on 9.74 acres with a large barn.   The house has 7 rooms, 3 fireplaces, 3 bedrooms and 1 bath- all in need of updating.  It was listed for years starting at $595,000.  It was reduced to $199,000 and closed at $168.000.  Another sale below appraised value of $224,500.

A 16.57 acres on the north side of Sharon Goshen Turnpike just after Route 125 branches off to the village, is a wooded lot with a brook and a hillside with some stone walls, large enough to be subdivided with several suitable building sites was listed at $149,000 and closed at $120,000.  Rick Meehan of our Cornwall office sold this property. 

142 Sharon Goshen Turnpike is a 71 acre hillside lot with 2 houses and great views.  It was originally listed at $1,150,000 in 2014.  Reduced to $995,000 in 2015 and closed in November 2016 for $782,500, which is above the town appraised value of $763,300.  The main house is 10 rooms; 4 bedrooms with 3 full and 5 partial bathrooms, an indoor exercise pool and a garage for 2 cars.  The guest house has one level with 2 bedrooms.

233 Sharon Goshen Turnpike is up a long winding driveway.  This contemporary 8 room house features 4 bedrooms which are located on a 3 levels.  The lower level features a walk out to lovely landscaped grounds.  It is a short walk to the heated pool.  Quality construction throughout the house and grounds.  It sold in less than one year on market.  Listed at $618,000 and sold at $580,000, just shy of the appraised value of $585,300.

11 Hart Hill Road was a transfer within a family of a house on 23 acres valued by the town at $205,400 and sold at $258,000, well above the appraised value.

David Bain has a wooded lot on Cream Hill Road of 9.6 acres reduced to $105,000, with 1500 feet of road frontage.   It will require a curving drive up to a lovely view site for your new home.  This is an outstanding value, a great place for a home within walking distance to our Cornwall Consolidate School.

We hope you'll stop by for a visit.  Give us a call with your inquires or needs and we'll be delighted to assist you.  Perley's Farmhouse Café is now open next door and we heartily recommend it to you. 

Respectfully Yours,

Priscilla Pavel

And our Cornwall Crew- Heidi Kearns, Dave Hurlburt, Rick Meehan, Asher Pavel

Please note that not all listings and sales transactions are through David Bain Real Estate