Breed Hill Road - Fountains Land...Fountains Land, an F&W company, 10 Pine St Glens Falls, NY 12801...

Price: $299,900

50.5 Surveyed Acres Crown Point, Essex County NY

Situated near the Adirondack coast of Lake Champlain, this spacious, comfortable post-and-beam home

includes 50 private acres of carefully-managed forest.

BREED HILL ROAD

Fountains Land, an F&W company, 10 Pine St Glens Falls, NY 12801 Contact: Todd Waldron ~ [email protected] ~ (C): 518-926-8734

fountainsland.com

OVERVIEW Fountains is pleased to introduce Breed Hill Road – a lovely Adirondack post and beam home situated on 50 private acres near the Lake Champlain Coast. The centerpiece of the property is the residence – a comfortable, custom-designed post and beam home with simple, elegant lines, constructed in 2015. It’s perfect for weekend getaways, retirement or year-’round living. Breed Hill’s location offers a strong connection to the Adirondack Coast and the nearby Lake Champlain Region. Enjoy rejuvenating hikes in the woods and wander along the beautiful stream frontage on Putnam Creek. Take short day trips to Lake Placid and Plattsburgh and Burlington. Breed Hill offers a custom-designed and hand-crafted post-and-beam style residence with a large surrounding recreational forest that has been carefully managed by one of the Northeast’s premier forestry professionals. The 1,920 ft2 home was crafted with native pine timbers that were grown and sourced on site, providing direct ties to this land and its interesting stewardship history. LOCATION The home and surrounding forest are perched along Breed Hill – a prominent pine and oak-covered ridge nestled along the Adirondack Coast of Lake Champlain in Essex County. The surrounding neighborhood consists of occasional rural residences and weekend homes situated on large properties that afford space and enjoyment of the surrounding woods. From the house, it’s a short drive to the Crown Point Bridge to Vermont. Westport is a short 30-minute drive and the Essex Ferry is situated within 40 minutes of the property. Westport is the farm-to-table basket of the region’s food scene. The community of Essex has several art galleries and local shops. Lake Placid, Burlington, Lake George and Plattsburgh are all situated within an hour of the property, while Montreal lies only 2 hours to the north. The Champlain Valley has an emerging locavore movement – apple orchards, wineries, breweries, and local farms provide quality food to nearby communities.

CAPTION

CAPTION

Fountains Land — Specializing in the sale of forestland and rural estates.

Alder Brook Forest is situated only 15 minutes from Northway Exit 25 in the Southern Adirondacks and yet offers incredible privacy that makes it a classic weekend retreat property.

The comfortable, spacious, open post and beam home was recently constructed and offers a turnkey weekend retreat option.

The home’s open floor plan, wood, tile, and granite kitchen wall offer a rustic elegance and a highly functional home for the next ownership.

CUSTOM POST-AND-BEAM HOUSE WITH ACREAGE The house is a comfortable, elegantly straight-forward 1,960 ft2 post-and-beam home built in 2015 with an open floor plan, 3 bedrooms, 2 baths, a large living/dining room area and kitchen. Its simplicity is its charm. Many windows allow natural light and beautiful views of the trees and wildlife from any point in the home. The porches shelter the home from the summer sun, creating a cool, indoor micro-climate, safe from the midday heat. In winter, the wood heat penetrates the house and its inhabitants. The open floor plan on the first floor is perfect for cooking and the acoustics in the living room are superb. It is a perfect space for welcoming guests. The spacious laundry room is conveniently located on the second floor, close to the bedrooms and bathrooms. There is even space for a small desk by a window overlooking the garden and fruit trees in the yard below. It is easy to find peace in any of the bedrooms, while watching the sun and/or the moon pass through the sky through the seasons. Whether it is on a cool, rainy April afternoon with the steady tapping of raindrops on the roof, a warm summer evening sunset, golden in the distance, or a hunter's moon on a crisp October evening, it is easy to get lost in thought and to find rest in this house. The owners built the home in 2015 with native pine timbers that were grown on the property and individually selected and sawn. They homesteaded in a rustic cottage that now serves as a spacious workshop. Quality white pine was carefully selected from the land to use as the lumber. They sawed the boards and beams right on site and thoughtfully designed and sited the home with consideration of sunlight aspect. For nearly a year, they worked tirelessly as time allowed to construct this incredible, highly functional, aesthetically beautiful post-and-beam home with an open floor plan, a kitchen that any chef will love. There are elements of the land and its stewardship history throughout the home – soaring timbers, wood interior, granite stone walls, ample sunlight and plenty of space.


The master bedroom has a door out to the south balcony for enjoying morning coffee and evening sunsets all summer long.

The first floor of the home offers an open floor plan with high ceilings and lots of room for entertaining family and friends on the weekend.

SITE OPPORTUNITY & ACCESS When you think about the qualities that make a rural retreat property highly desirable, certain attributes come quickly to mind. There should be privacy balanced with close proximity to recreation, culture and nearby communities. It should have a comfortable home that has curb appeal, elegance and character, yet is functional and livable. There should be enough land surrounding that home to afford opportunities to connect with nature and to hike, fish, grow trees and watch wildlife with your friends and family. Breed Hill Road fits the bill perfectly. Much of the acreage here was once productive farm land, with reversion to natural forest cover occurring gradually between 1930 and 1960. Topography is generally flat, with rolling hillsides and several beautiful rock outcrops interspersed. The highest point is 740' above sea level (ASL) and is located in the center of the property. Aspect is predominately east or south, catching morning and afternoon sunlight. The area along Putnam Creek is a much older forest with estimated origins to the late 1800s. The forest is riparian with thin soils and major rock outcrops. The southeast corner is less dominated by cliffs, though still steep, and has deeper productive soils. The property includes three roads, all of good quality. The Diagonal Trail stretches southwest from the compound to the top of the cliff at the intersection with the western boundary. The Butternut Trail extends south from the compound to the edge of the cliff. The Creek Trail extends from the compound west, then south, and then east down a "gentle" area of the cliff to the point where the western boundary intersects with the creek. The Diagonal and Butternut Trails are seasonally accessible by small 4WD pickups, and all would be accessible by ATV or 4WD tractor.


The forest backdrop is a native Adirondack landscape with pines and hardwoods that have been carefully managed for years.

Long frontage on Putnam Creek offers a beautiful water feature that skirts the southern boundary of the property.

FOREST STEWARDSHIP The property has been carefully managed under a comprehensive forest stewardship plan for the past 15 years. The sellers have an environmental science, ecology and forestry background and have managed this forest with an inspired land ethic. Written forest stewardship objectives have been as follows: Ensure quality timber production. Employ best management practices for

water and timber to ensure the sustainable production of the property.

Limit development of the property to include upscale, rustic huts for use as a hermitage community.

Employ timber management practices which maintain diverse wildlife habitat and encourage game species such as deer, turkey, and grouse.

Grow ginseng rootlets for sale as 2 and 3-year old plants.

Develop hiking trails Create vistas Promote hunting opportunities

RECENT FOREST MANAGEMENT: The owners created about 3 acres of seed tree cuts as part of EQIP in or about 2009. Two acres were in Stand 3, a low-grade pine stand, and the other acre was at the southern end of Stand 5. They thinned pine for the house timbers and cut firewood in Stands 6 and 7, about 5 cords per year from 2013 to 2017. Contact the listing broker for a hard copy of the forest management plan. A WALK IN THE WOODS: Starting on the Diagonal Trail, there is a stump near a tree that is leaning over the trail, creating a “bridge”. Beyond the stump there is a standing dead cedar. Standing dead trees are referred to as “snags”; they are common and serve a useful purpose as wildlife “housing”. There are several snags on the property that are “occupied” by various species of wildlife. There is paint on some trees; this was used to identify which trees would remain after some were harvested for firewood and others to create an opening in the canopy. As you continue along the Diagonal Trail, you cross a series of water bars (these help maintain trails and prevent soil erosion by directing rain water off the trail). You will notice openings in the canopy that allow more sunlight to reach the forest floor. The forest has been thinned to promote the generation of the seedlings that will replace the mature trees that are providing some shade (and are a seed source).


An enjoyable walk through the woods on the property’s numerous trails will reveal a well-stewarded Adirondack forest teeming with wildlife and nature.

This granite stonewall is a remnant of the property's agricultural past and farming history dating back over a century. The forest reverted to native forest species in the 1930s-60s.

FOREST STEWARDSHIP As you continue your walk in the woods, proceed down the Cliff Trail (the word “cliff” is used loosely; there are no abrupt drop-offs here). Continue on to the shady area; this is a hemlock grove. At this point, if you listen carefully, you will be comforted by the mellifluous notes created by the distant water in the creek as it travels over and around the boulder-filled creek bed. Continue and you will notice a clearing and much less shade. As you approach the clearing, and descend a little knoll, you will pass the big oak, the grand-daddy of the oaks that occupy that stand. That oak very-likely was growing in that very spot at the time of the American Revolution, when the British tall ships passed south to Ticonderoga on Lake Champlain, only a few miles distant. The clearing, where there are many scattered stumps, was created for wildlife and to permit the big oak’s seedlings to germinate in the soil and to generate the next oak stand in that location. Again, there is evidence of deer browse along this portion of the trail. When you approach a stone wall, take a short detour over the stone wall and have a seat in the chairs. The view, on a clear day, stretches to the distant Green Mountains in Vermont. Continue back toward the house along the Butternut Trail. Another stone wall along the right side will guide you. As you walk along, look for a forked, gnarly tree. You are looking at one of only a few butternut trees on the property. Those add to the diversity of the landscape. As you complete the circuit of the trails, take a moment to consider the care and thoughtfulness which provided this relaxing and inspiring experience of the gentle, responsible interaction between humans and nature. Once you reach the house, perhaps it’s time to brew a cup of tea or pour yourself something a little stronger to restore yourself as you stretch out on the porch and soak in the beauty around you.


Relax in an Adirondack chair on one of two balconies or enjoy the spacious porches on long summer evenings as the sun sets.

The property has been managed under a written forestry stewardship plan for years and has been enrolled in the American Tree Farm System and New York Forest Owners’ Association.

PROPERTY TAXES & TITLE Total property taxes for calendar year 2018 were approximately $1,141. The town of Crown Point has not updated their assessment of this property to include the assessed house value; therefore, property taxes will be higher when this is accounted for after purchase. The property deed is recorded in the Essex County Clerk’s Office in Elizabethtown, NY as Deed Book 1458, Page 1. Tax map information is recorded in the Essex County Real Property Tax office as Town of Crown Point tax map parcels #128.1-2-1 and 128.1-2-2. Tax acreage is 44.5 acres, while a recent survey indicates 50.5 acres. The tax map shows a 0.9-acre lot, referenced as #128.1-2-3, as being located within the bounds of this property, while the survey indicates its location is unknown. Contact the listing broker for more information related to the background of this tax parcel.

Fountains Land is the exclusive broker representing the seller's interest in the marketing, negotiating and sale of this property. Fountains has an ethical and legal obligation to show honesty and fairness to the buyer. The buyer may retain brokers to represent their interests.

All measurements are given as a guide, and no liability can be accepted for any errors arising therefrom. No responsibility is taken for any other error, omission, or misstatement in these particulars, nor do they constitute an offer or a contract. We do not make or give, whether in these particulars, during negotiations or otherwise,

any representation or warranty in relation to the property.


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Breed Hill Road_̂

Locus MapBreed Hill Road Property

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Map produced from the best available information including town tax maps, hand held GPS data, aerial photography and reference information obtained from publicly available GIS sources, and the owner. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.

Breed Hill Road Property50.5 Survey Acres

Crown Point, Essex County, NY

"

Creek Rd

Breed Hill Rd

q

Legend

Breed Hill Road

" House

Driveway

Interstate Highways

US Highway

State Highways

Town Roads200 0 200100

Feet This is Not A Survey

Map produced from the best available information including town tax maps, hand held GPS data, aerial photography and reference information obtained from publicly available GIS sources, and the owner. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.

Breed Hill Road Property50.5 Survey Acres

Crown Point, Essex County, NY

DOS 1736 (Rev. 3/08)

New York StateDEPARTMENT OF STATEDivision of Licensing Services Customer Service: (518) 474-4429P.O. Box 22001 Fax: (518) 473-6648Albany, NY 12201-2001 Web site: www.dos.state.ny.us

New York State Disclosure Form for Buyer and Seller

THIS IS NOT A CONTRACTNew York State law requires real estate licensees who

are acting as agents of buyers and sellers of property toadvise the potential buyers and sellers with whom theywork of the nature of their agency relationship and therights and obligations it creates. This disclosure will helpyou to make informed choices about your relationship withthe real estate broker and its sales associates.

Throughout the transaction you may receive more thanone disclosure form. The law requires each agent assistingin the transaction to present you with this disclosure form.A real estate agent is a person qualified to advise aboutreal estate.

If you need legal, tax or other advice, consult with aprofessional in that field.

Disclosure Regarding Real EstateAgency Relationships

Seller’s AgentA seller’s agent is an agent who is engaged by a seller torepresent the seller’s interest. The seller’s agent does this bysecuring a buyer for the seller’s home at a price and onterms acceptable to the seller. A seller’s agent has, withoutlimitation, the following fiduciary duties to the seller:reasonable care, undivided loyalty, confidentiality, fulldisclosure, obedience and duty to account. A seller’s agentdoes not represent the interests of the buyer. The obligationsof a seller’s agent are also subject to any specific provisionsset forth in an agreement between the agent and the seller.In dealings with the buyer, a seller’s agent should (a) exer-cise reasonable skill and care in performance of the agent’sduties; (b) deal honestly, fairly and in good faith; and (c)disclose all facts known to the agent materially affecting thevalue or desirability of property, except as otherwise pro-vided by law.

Buyer’s AgentA buyer’s agent is an agent who is engaged by a buyer torepresent the buyer’s interest. The buyer’s agent does this

by negotiating the purchase of a home at a price and onterms acceptable to the buyer. A buyer’s agent has, withoutlimitation, the following fiduciary duties to the buyer:reasonable care, undivided loyalty, confidentiality, fulldisclosure, obedience and duty to account. A buyer’s agentdoes not represent the interest of the seller. The obligationsof a buyer’s agent are also subject to any specific provisionsset forth in an agreement between the agent and the buyer.In dealings with the seller, a buyer’s agent should (a) exer-cise reasonable skill and care in performance of the agent’sduties; (b) deal honestly, fairly and in good faith; and (c)disclose all facts known to the agent materially affecting thebuyer’s ability and/or willingness to perform a contract toacquire seller’s property that are not inconsistent with theagent’s fiduciary duties to the buyer.

Broker’s AgentsA broker’s agent is an agent that cooperates or is engagedby a listing agent or a buyer’s agent (but does not work forthe same firm as the listing agent or buyer’s agent) to assistthe listing agent or buyer’s agent in locating a property tosell or buy, respectively, for the listing agent’s seller or thebuyer agent’s buyer. The broker’s agent does not have adirect relationship with the buyer or seller and the buyer orseller can not provide instructions or direction directly to thebroker’s agent. The buyer and the seller therefore do nothave vicarious liability for the acts of the broker’s agent.The listing agent or buyer’s agent do provide direction andinstruction to the broker’s agent and therefore the listingagent or buyer’s agent will have liability for the acts of thebroker’s agent.

Dual AgentA real estate broker may represent both the buyer and sellerif both the buyer and seller give their informed consent inwriting. In such a dual agency situation, the agent will notbe able to provide the full range of fiduciary duties to thebuyer and seller. The obligations of an agent are also subjectto any specific provisions set forth in an agreement between

DOS 1736 (Rev. 3/08)

the agent, and the buyer and seller. An agent acting as a dualagent must explain carefully to both the buyer and sellerthat the agent is acting for the other party as well. The agentshould also explain the possible effects of dual representa-tion, including that by consenting to the dual agency rela-tionship the buyer and seller are giving up their right toundivided loyalty. A buyer or seller should carefully con-sider the possible consequences of a dual agency relation-ship before agreeing to such representation.

Dual Agent with Designated Sales AgentsIf the buyer and seller provide their informed consent inwriting, the principals and the real estate broker who repre-sents both parties as a dual agent may designate a salesagent to represent the buyer and another sales agent torepresent the seller to negotiate the purchase and sale of real

estate. A sales agent works under the supervision of the realestate broker. With the informed consent of the buyer andthe seller in writing, the designated sales agent for the buyerwill function as the buyer’s agent representing the interestsof and advocating on behalf of the buyer and the designatedsales agent for the seller will function as the seller’s agentrepresenting the interests of and advocating on behalf of theseller in the negotiations between the buyer and seller. Adesignated sales agent cannot provide the full range offiduciary duties to the buyer or seller. The designated salesagent must explain that like the dual agent under whosesupervision they function, they cannot provide undividedloyalty. A buyer or seller should carefully consider thepossible consequences of a dual agency relationship withdesignated sales agents before agreeing to such representa-tion.

This form was provided to me by (print name of licensee) of

(print name of company, firm or brokerage), a licensed real estate broker acting in the interest of the:

( ) Seller as a (check relationship below) ( ) Buyer as a (check relationship below)

( ) Seller’s agent ( ) Buyer’s agent

( ) Broker’s agent ( ) Broker’s agent

( ) Dual agent

( ) Dual agent with designated sales agent

If dual agent with designated sales agents is checked: is appointed to represent the buyer;

and is appointed to represent the seller in this transaction.

I/We acknowledge receipt of a copy of this disclosure form:

signature of { } Buyer(s) and/or { } Seller(s):

Date: Date:

Todd Waldron Fountains Land

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Breed Hill Road - Fountains Land...Fountains Land, an F&W company, 10 Pine St Glens Falls, NY 12801...

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Transcript of Breed Hill Road - Fountains Land...Fountains Land, an F&W company, 10 Pine St Glens Falls, NY 12801...