Farmhouses, whether stylishly renovated, new reproductions, or ones that have seen better days and, in Realtor-speak, are just waiting for your tender loving care, have enduring appeal among New York second home buyers. There's something warm and cozy about a farmhouse that beckons as an antidote to the sharp edges and shrill cacaphony of the city, with their rocking chair porches, porch swings and fireplaces to warm against the winter chill. (Yeah, I know I'm laying it on thick here, but 'tis the season to go over the river and through the woods to grandmother's house.)
Here in Sullivan County, farmhouses range in price from smaller 'eyebrow' styles on a couple of acres needing TLC at around $150,000 to magnificantly renovated ones on large acreage pushing close to a million. The classic "Love, Valour, Compassion" farmhouse (rent the DVD) with a barn and pond on 20 to 40 acres would run in the $600's. They're rarely available, but a great example of one in Fremont on 43 acres sold this past June for $650,000. Originally built in 1890, the 2,390 sq. ft. 3 bedroom house was beautifully renovated, was set well back from the road surrounded by meadows and had views and a pond. When I work with new farmhouse shoppers, this is typically the ideal they have in mind, but with the expectation of a much lower price point. That constellation of factors approaching farmhouse perfection, though, doesn't come together in lower price ranges.
That doesn't mean that those in search of a classic farmhouse can't find some very appealing options at lower prices. It's a matter of tradeoffs — setting, size, condition, acreage or location. At the lowest price points, farmhouses may be quite small with lower ceiling heights, located on busier roads rather than on country back roads, need substantial work or have been "remuddled" over the years and will take some love to bring back the charm. One particularly appealing farmhouse on the market right now in the moderate price range is MLS 32713 near Callicoon (asking price: $259,000). The house is on 4 acres with a large, well established organic vetegable garden and a partially renovated barn currently used as a yoga studio. The downside? The house isn't set far off the road, but it is a country backroad.
In the slideshow at the left I've pulled together 15 modestly priced farmhouses ranging from $179K to $359K. They range in size, setting and style. A couple are newer 'reproduction' farmhouses, a few have been stylishly renovated and some are in more original or "remuddled" condition. I didn't include higher end farmhouses in this group. If you're shopping for that perfect farmhouse getaway that has it all, drop me an email and I'll pull those togethger for you. To see details on any of the houses in the slideshow, click on it as it rotates through or click here to see all of these in a single listing link.