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January
25

 Bain Real Estate 2020 January Mid Cornwall Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Happy New Year!  We are excited for the new decade!  Real Estate in Cornwall continues to be most desirable and business is picking up by contrast with a number of years ago.  In my last letter to your neighborhood I was able to report 3 house sales and 1 land purchase, plus one land lot listed for sale.  In this letter, I am reporting on 7 house sales and 3 land sales.

 

Overall, we have seen 23 residential transactions in the last year which is consistent with sales figures for the last four years.  There were 7 land sales last year a greater number than most towns in Litchfield County; though 4 of these sales that we transacted were JP Morgan Chase Bank selling off foreclosed land on Valley Road.

 

Presently, there are 23 residential properties listed for sale and 12 parcels of land listed.  While there is more consumer confidence, purchasers still employ caution when looking for a house hence pricing properly is still key (pun intended)!

 

350 Sharon Goshen Turnpike is an 11 room antique house on a little over an acre of land.  Just up the road from the Covered Bridge, it was originally listed at $170,000 and sold for $115,000. With 4 bedrooms and 1 full and 1 half bath, it really needs a lot of work to bring it back to comfortable living in the 21st century but will reward all efforts. It sold in 130 days.

 

3 Hart Hill Road is a 14 room Colonial antique with a large newer addition.  Located on 10 acres, it also has a barn which contains an apartment.  The house has been updated with 6 bedrooms, 6 full baths plus a half bath.  Originally listed at $885,000 in September of 2018, it sold for $640,000 after 304 days on the market.

 

16 Cogswell Road was a Bain listing shared by Dave Hurlburt and myself.  This charming Cape Cod cottage featuring 2 bedrooms and 2 full baths was listed at $399,000 and sold 107 days later at $390,000.  Located on 1.53 acres, the property also featured a barn with a 2 car parking garage on the first level and a spacious apartment on the second floor. Additional sheds and a full house generator completed the offering.

 

5 Cornwall Hollow is a ranch house with 2 bedrooms and 2 full baths on 18.64 acres with a large detached garage.  Listed at $299,000 and sold at $279,000 in just 160 days only tells the end of the story.  It had been off and on the market for several years, originally priced above $500,000.

 

Cornwall Hollow lot of 10.27 acres, just across the street from #5 (same owners) was listed at $15,000 and sold for $25,500 in just 5 days.  The assessed value of this property is $67,700.

  

56 Todd Hill Road is a 3 bedroom ranch on 4.5 acres.  Originally listed at $295,000 it closed in 73 days at $280,000.  The property includes a barn with room for a 3-car garage.

 

  21 Cemetery Hill Road is a spacious, private home on a hill overlooking the village of Cornwall with a long driveway over the 4 acres.  The house has 2 bedrooms with the master on the first floor and 2 full baths plus an attached garage. Listed at $310,000 and closed at $293,550 in 161 days.

 

24 acres on Popple Swamp Road was David Bain's listing for $205,000 and it was a complicated sale that went in two parcels: one of 20 acres for $160,000 and the other a 4 acre parcel that went to the Cornwall Conservation Trust for $30,000 who already had an abutting 10 acres held in protected open space. 

 

59 Pierce Lane is a handsome Contemporary house on 5 acres which was listed for $450,000 and sold in 58 days for $425,000.  The property also includes a large barn with studio space on the upper level.

 

   256 Dibble Hill Road was a private house sale of a strikingly handsome Contemporary house on 12.63 acres.  There are also 2 small sheds and a detached garage.  The house has 2 bedrooms and 2 full baths, high ceilings and a fireplace.  It sold for $685,000.

As noted, the most telling fact in relating these recent sales is that proper pricing typically results in an expedient sale.

We hope you enjoy our annual reports and look forward to serving you in the future.  For further info please go to www.bainrealestate.com or stop by our West Cornwall office if you have any real estate questions which we may answer. We always have coffee and hot chocolate to offer if you visit.

 

And stop in next door and see our new neighbor, the Electric Bike Shop.  They opened for business back on Labor Day Weekend.

 

Cordially,

Priscilla Pavel and

My Cornwall colleagues: Dave Hurlburt, Heidi Kearns and Asher Pavel

 

 

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

 

 

 

 

 

 

 

 

 

 

 

 

November
28

Bain Real Estate Mid Cornwall November 2018 Market Report.

PLEASE CLICK  HERE TO SEE THE MAP

 

Dear Neighbor,

 

It has been an unusual fall season with late colors and a long Indian summer.  We've had our first snowfall.  Usually your neighborhood has the most sales in town, but this year it is not so.

We have had only 4 land and home sales as compared with 10 last year and 14 the year before.

 

7 West Drive is an 8 room ranch with 3 bedrooms, 2.1 baths on 12.9 acres with a large barn.  The land is cleared around the house and wooded close to the road affording great privacy.  With oil heat, central air, full house generator and well appointed interior with hardwood floors and full walkout on lower level, the house sold very quickly above the listed price!  Listed in June at $369,000. It closed in August at $380,000.

 

49 Pierce Lane is a 6.23 residential lot which sold privately for $130,000.

 

110 Pierce Lane is a 1969 contemporary house with 7 rooms, 3 bedrooms and 2 full baths on just over 10 acres.  This house offered privacy and splendid views.  Listed in June at $528,000. It

sold quickly in July for $505,000, well above the town appraised value of $445,400.

 

4 Hart Hill Road was one of the original Cornwall Schoolhouses which were replaced in 1940 by the current Cornwall Consolidated School which is next door.  This Consolidated School replaced 17 small school houses which had been all over town.  A local family had completely remade the antique school building into a very comfortable, attractive 2 bedroom cottage with propane heat, a front porch and a detached small barn/garage building.  Listed in January at $337,500. It sold in April for $320,000, well above the town appraised value of $218,300.

 

Directly behind the Cornwall Consolidated School, David Bain has listed a 9.6 acre lot on Cream Hill Road and it was recently reduced to $99,000.  It is a hillside lot and would be ideal for a house or two!  It features 1500' of road frontage and will require a curving drive up to a lovely view site for your new home.

 

We hope you'll stop by for a visit and a cup of coffee.  Give us a call with your inquiries and we'll be delighted to assist you. We are looking for new listings, so if you hear anything we would be most grateful for a call or visit us at bainrealestate.com.  Happy Holidays!

 

Most cordially,

 

Priscilla Pavel

And the Cornwall crew: Dave Hurlburt, Heidi Kearns and Asher Pavel

 

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

 

January
11

Mid cornwall 2017 December

 

 

Mid Cornwall 2017 December Market Report.

PLEASE CLICK HERE TO SEE THE MAP

 

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

November
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor:

We were fortunate to enjoy such a beautiful autumn season. The leaves turned with warm colors glowing and the home buyers are also turning up here to see what we have to show them. It is still a buyers market and the buyers are well aware of that fact. So far it translates into more sales than ever: 14 recorded sales since our last MidCornwall letter to you when we reported 5 home sales and 1 land sale.

Here is the report:

216 Furnace Brook Road languished on the market for over 3 years. The original list price had been $319,000 and it closed at $205,000. This small 5 room Victorian house has charm, a marvelous kitchen, first floor master and over 11 hilly acres to roam. The new owners have removed several large trees which surrounded the house opening it up to light.

16 Furnace Brook Road is a large 10 room 1760 colonial, with 5 bedrooms, 3.1 baths all sited on over 19 acres. Called the Ballyhack Farm it sported a new septic system, chef's kitchen open to a sitting room, original details include paneling, double height ceilings and a screened porch overlooking gardens. It features central air, whole house generator, zoned heat, 6 fireplaces and a detached 2 car garage. Listed and sold at $875,000.

24 Todd Hill Road is a 4 bedroom Cape built in 1956 on 2 acres. It features hardwood floors, large screened porch, attached 2 car garage, waterproofed basement and a large yard. I had originally listed this house 4 years ago at $395,000, it had been reduced to $249,000 and sold at $220,000.

 

82 Cemetery Hill Road is a house I sold just prior to the market crash in 2008 to the sellers for $178,000. It had been listed for 2 yrs beginning at $249,000 and reduced to $199,000 by Rick Meehan. This 3 bedroom ranch with a studio apartment and 2 car garage on the lower level just sold for $180,000.

 

96 Cemetery Hill Road was a private sale at $210,000. This ranch house is set back from the road with a 2 car garage and a barn behind the house.

A 4.71 acre lot on Cemetery Hill Road listed at $235,000 has sold for $185,000. A very interesting fact is that CL&P pays a lease of $22,285.37 annually through 2021.

46 Cornwall Hollow Road was my listing and I also brought the buyer. This spacious 1900's colonial farmhouse was once the doctor's house for Cornwall. It is on the corner with 2 exterior barns which generate income. The house itself features 9' ceilings on the first floor, 5 bedrooms, 2 porches, an eat-in kitchen, formal dining room and living room all with hardwood floors. Listed at $225,000 it sold for $170,000.

 

83 Todd Hill Road is an 1808 colonial farmhouse which had been in the same family for generations. It is sited on 1 acre with a fenced ½ acre formal garden and a detached 3 car garage/workshop. It features a full width sun porch, 4 bedrooms and 2 full baths. My listing at $199,000 and sold for $175,000.

 

99 Sharon-Goshen Turnpike is a beautifully sited barn which has been converted into a 2 bedroom house with great views and a lovely pool. It offers space for enlargement. Listed by Rick Meehan at $390,000, David Bain brought the buyers in at $295,000.

277 Sharon Goshen Turnpike is a small 1 bedroom cottage which so ld to the tenant for $160,000.

 

58 Dibble Hill Road is a handsome large 1890's colonial farmhouse on 10 acres featuring 5 bedrooms, 4 baths, front porch, first floor master bedroom with bath en suite and a dramatic dining room with 11' ceiling.. The road is quiet, detached barn/garage, stone walls, brook and fields plus woods. Listed at $1,200,000, I brought the buyers in for $900,000 cash.

101 Dibble Hill Road is a brand new 3596 square foot colonial on 5 acres. It features 4 bedrooms, 3.1 baths, wide board floors, gourmet kitchen, open floor plan and custom cabinetry. Listed at $899,000 and sold at $875,000.

 

175 Dibble Hill Road, formerly known as the Hilltop B& B, was my listing for 2 years originally at $995,000. The stone house has 2 bedrooms with baths en suite, 2 stone fireplaces and a large stone great room with a patio and million dollar views. The property sold in 2 pieces. 15 acres sold for $300,000 to an abutting neighbor. The house on 16 acres sold for $400,000.

With 14 sales reported you may wonder what is left to sell! Well at this time we can tell you about 6 properties for sale.

52 Cemetery Hill Road is my listing, reduced from $395,000 to $299,000. It features a 1950 3 bedroom house on 10 acres with a detached 3 car garage, a small barn, a writer's cabin, a gazebo and a pond. We have an accepted offer so I'll be able to report that sale next time.

91 Cemetery Hill is David Bain's country cape with 3 bedrooms, 2 attached garages and several outbuildings at the corner of Great Hollow Road. Once llamas roamed here! It is close to Mohawk skiing and trekking and ready for a new owner . $249,000.

19 Great Hollow Road is a brand new listing which features a brand new great room! It is my listing on 2.5 acres with 3 bedrooms and 1 bath. The new great room could become the new family room or a first floor master. That will be a decision for the new buyers to make. It's listed for $225,000.

At the corner of Todd Hill Road and Sharon Goshen Turnpike I have a 1.2 acre lot for sale at $49,000. It features Christmas trees and backs up to conserved land.

On Cream Hill Road immediately behind the Cornwall Consolidated School, David Bain has 9.6 acres listed for $125, 000. It is a wooded hillside with a lovely building site near the top which would offer pastoral views.

5 Twixt Road at the edge of the village is a 3 bedroom home owned by the late Joan Titus. It has been well maintained, has living and dining rooms plus an office and was recently reduced to $240,000.

We invite you to peruse all the farm letters at www.bainrealestate.com . If you are in West Cornwall please stop by for a visit and a cup of coffee. We look forward to your calls and referrals.

 

Respectfully yours,

   

Priscilla Pavel

And David Hurlburt, Heidi Kearns, Rick Meehan and Asher Pavel

 

 

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

September
1

PLEASE CLICK  HERE TO SEE THE MAP.

 

Dear Neighbor:

We've had a lovely summer selling properties in your Cornwall neighborhood and fall is now here with some exciting new listings. Currently there are 38 homes and 17 lots for sale in town. The homes range in price from $168,500 to $3,695,000.

Buyers are still negotiating for the very best prices they can get as our report on what has sold will show, but most of the sales were cash sales. The sale prices still range in that mid-point between the town appraised value and the town assessed value (70% of appraised value).

Last year we reported 2 sales in your neighborhood. This year we are reporting 7 sales and 3 properties are currently listed for sale. A nice pick up!

38 Popple Swamp Road is a unique mid-century (20th) modern 3000 square foot home perched on the hillside of 30 acres. It had a 21st century kitchen with stainless steel appliances and sold for $750,000 down from the original list price of $765,000. The real story here is that the sellers had paid $950,000 about 5 years earlier.

45 Pierce Lane is a 3 bedroom Colonial set back on a 5 acre lot with an adjacent 6 acre lot for sale at $175,000. The house was priced at $389,000. The total package sold for $450,000.

15 Poughkeepsie Turnpike is a barn style home of 2000 square feet on a five acre lot with great views. This new (2007) post and beam structure was light and bright with great privacy, screened porch, each bedroom has a bath en suite and there is a detached barn/garage. It was listed for $795,000 and sold for $712,000.

67 Dibble Hill Road is a ranch style house with a fully finished lower level on 18.5 acres. Solidly built in 1967 with a long driveway for privacy, it has 4 bedrooms, 3 full and 1 half bath, eat in kitchen adjacent to a formal dining room, large living room with wood burning fireplace, large family room with a wood stove. Originally listed at $650,000 I was the selling agent to delighted summer renters for $450,000.

96 Dibble Hill Road was David Bain's listing. This spacious 1976 contemporary has 3 bedrooms and 3 bathrooms, vaulted ceiling in the large living room with views looking over the 11 acres. At one time the lower level, fully finished, had been rented as a separate apartment. Listed at $375,000 and sold at $300,000.

40 Woodruff Lane was my listing. This architect designed contemporary has distant northwestern views. A swimming pool nestles in the front yard. At almost 3000 square feet on 6 acres, all the rooms are open to the light. The vaulted ceiling in the living room is anchored by a fieldstone fireplace surrounded by bookshelves and is open to the dining room. Originally listed at $895,000 it sold for $705,000.

79 Todd Hill Road is a 2007 contemporary shingle style home on 3 acres with sunset views. A most spacious 4936 square feet with 4 bedrooms, 3 with baths en suite, plus a library with a full bath, eat in kitchen with pantry and Viking stove and French doors to a 3 season porch, it is a gracious home. Originally listed at $1,295,000 it sold for $1,100,000.

Currently for sale with us:

8 Popple Swamp Road. This 1850 Colonial is a large 3558 square feet on over 8 acres. The land is beautifully landscaped with sweeping lawn, private brook side garden with bridge over the brook, another fenced area for deer free gardening and the back several acres are wooded. There is a barn plus a 2 car garage with a work shop area. Inside this lovely home are high ceilings, formal dining room, casual den, sitting room parlor, wide board floors, wainscoting, covered front porch and screened back porch plus 5 bedrooms and 3 baths. David Bain has this listing recently reduced to $592,500.

At 5 Cornwall Hollow Road I have listed a 10 acre hillside, wooded, with great views to the east and north and south. It is very close to Mohawk Mountain Skiing and Cream Hill Lake . $150,000.

Along Sharon Goshen Turnpike Rick Meehan has listed 16.57 acres with a brook and several potential building sites with southerly views for $175,000.

We hope to see you around town. Do stop by and visit us in West Cornwall next door to the Wandering Moose. We have many other offerings in Cornwall that you may see on your visit to www.bainrealestate.com.

 

Cordially,

 

Priscilla Pavel

Also in the Cornwall Office: Rick Meehan, Heidi Kearns, Shirley Zimmerman