Charlotte Valley Farm

$998k with house, garage, 2 barns and 10 acres. $1.75M for entire property with 464 acres.

Michael R. Franklin
Licensed Real Estate Broker
(o) 315.876.2262
Mike.Franklin@FranklinRuttan.com

 

Charlotte Valley Farms, Charlotteville

 

CHARLOTTE VALLEY FARMS, A TREASURED PIECE OF RURAL HISTORY WITH A MODERN, LUXURIOUS TWIST, NOW FOR SALE

Nestled amid the beauty of the Catskill Mountains on 464 acres of USDA Organically-Certified lands awaits a one-of-a-kind opportunity known as Charlotte Valley Farms. Distinguished with a circa 1795 Federal Farmhouse listed on the NYS and National Historic Register, this fully-functional organic farm and equestrian facility affords a unique and upscale country lifestyle for the discerning inhabitant with an appreciation of history, luxury and nature.

A meticulously-designed contemporary addition, twice as large as the original white frame farmhouse that painted a perfect picture of American rural vernacular architecture, was brought to life in 1992 by nationally-acclaimed architect Peter Gluck. Complete with an art gallery, lap pool and sunken garden, the spectacular upgraded property was featured in Architectural Digest magazine, described as a prime example of "contextual modernism" which linked the new forms to the shapes and materials of the charming barns and silos on the site.

Other prominent names were involved in the making of the distinctive Charlotte Valley Farms, with barns by John Blackburn, the nation's premier designer and builder of equestrian structures, and landscape architecture designed by Michael Van Valkenberg, Harvard School of Landscape Design, known for environmentally sustainable and experientially-rich settings. Exterior and interior colors, surfaces and patterns were fashioned by the renowned Donald Kaufman Color, New York.

A Place Time Thankfully Forgot. There is a rare beauty and solitude that exists in Charlotte Valley, which has been extremely well preserved and undisturbed by time. Although less than 5 miles from Interstate I88, the valley has largely been isolated from modern influences and remains anchored by working farms, making it an unusually original post-Colonial example of early Americana that's been captured in time. The home dating to 1795 was built by the prominent Becker family whose roots trace back to the 1740s. The valley in which it sits is comprised of an assemblage of authentic architectural styles from the date of the house through the 1860s. See www.SouthWorcesterNY.org for more details.

A 19th-century ice pond, now called Lake Lucille (after Grandma Freedman), provides winter ice skating and well as summer fishing and canoeing. The pond provided cut ice to the Borden Creamery located diagonally from the farmstead. Only foundations remain from this once active village enterprise. The landscaped lake itself is a serene memory to a bygone age and wonderful lady.

Blissful, Harmonious Interiors. The result of the old and new composition, according to Architectural Digest, now serves as "a family homestead and retirement retreat, as well as a center for the display of local artists' work. The two functions are spatially and symbolically separated, but not remote from one another."

The original farmhouse currently hosts a lovely reading library with views of the valley, the family room, and a major fully-equipped yoga studio with a bathroom and separate entrance on the first floor. The second level offers four tastefully-decorated bedrooms (one with a cathedral ceiling) with restored wood plank floors, unique “stove pipe” closets and a half bath.

The spectacular 5873-square-foot addition is a modern masterpiece. Adding to the four bedrooms in the original farmhouse, there is a modern two-bedroom master suite, bringing the house total to six bedrooms and five baths, Throughout there is an infusion of natural light and a beautiful blend of wood, steel and stone finishes. Entire walls of stone are showcased in the stone fireplace in the great room, the end wall in the pool room, and on the exterior of the buildings. Other highlights include: a great room with a wall of glass facing the sunset and a sleek open chef's kitchen that are the home's centerpiece; a tranquil master suite with arched ceilings, a wood stove, large walk-in closet, indulgent master bath and sweeping mountainside views. plus an exhibition-sized art gallery with high-tech lighting options and skylights.

The addition is powered by central air conditioning, heating, humidifying and electronic air purification systems. Two generators assure continuous power in any weather.

Organic Farming, Healthy Living. Most of the 464 acres are sheltered by New York State and Federal USDA agricultural designation, while the surrounding properties are also part of the National Historic District. This designation provides substantial New York State tax benefits for repair or improvement of the property, while affording a dedicated holistic organic lifestyle. Features of the home and barns are emphasized and enhanced by the farm’s organic uses. Crops are grown and harvested throughout the growing season and supplied to one of the largest organic milk producers in New York State, which is the largest producer of milk for yogurt and the second largest producer of dairy products in the United States. The owner/farmer relationship spans over 20 years, and the land has been consistently improved by this partnership.

The property is fenced to accommodate up to 200 beef cows for rotational grazing in accordance with highest environmental standards. Living within a cultivated and curated environment assures optimal healthfulness and peace of mind. National certifications confirm that the owners live free of the herbicides, pesticides and fertilizers which threaten modern life. The farm also offers open fields, miles of wooded riding trails, a private spring-fed pond for fishing, swimming and canoeing, 1.5 miles of trout stream, a mountain spring for irrigation and two drilled wells.

Heavenly Pool Oasis. The pool area affords a dreamy setting for lap swimming and relaxation. The spectacular 75' double lap pool with a retractable cover creates a transitional space between the main living areas and the sunken exterior garden. In summer, a steel and glass wall opens for a continuous flow with the outdoors.

The pool room features a sitting/entertainment area with a fully-integrated electronic entertainment system and wet bar where the family can gather after exercise or for entertainment. The 100-foot space is enhanced by Indian cut slate flooring, track lighting and a 15’ high arched reflective ceiling. Polished Beech wood tree columns were cut from the farm's 150-acre woodlot (which is managed according to its long-term forest management program). They were crafted by French craftsmen. The stone wall at the end of the pool was designed for rock climbing, with a belaying hook atop the upper right. A steam room with marble benches, workout room, private bath, 2 showers and radiant heat flooring complete the daily luxuriousness for family and friends.

Alluring Use of Original Barns. Situated in a picturesque valley in upstate New York, the 11-stall barn complex grandly rises in the landscape of the 464-acre farm. Arranged around the ruins of abandoned grain silos, the buildings – which are clad in galvanized corrugated metal – take advantage of prevailing summer breezes and invite natural light via translucent sections, while sheltering the interior spaces from harsh winter conditions.

Good environmentally-responsible site design is critical to the success of any horse farm, and was a primary goal in John Blackburn's equine design philosophy. The program for the 464-acre farm was based on the owners’ desire to create a Paso Fino breeding/training operation. Barns have also been impeccably upgraded with various comforts, such as an office, restrooms, tack room, laundry room, wash and groom stall, skylights and much more.

The barn remains one of Blackburn and Associates most unique barn designs and is a shining example of their design creativity, respect for the existing and historic context, attention to the functionality of the farm operation and aesthetic needs of the owner.

A Rich History. Charlotte Valley Farms in the Charlotte Valley of Otsego County, NY is a pristine example of early America. One of the largest certified organic properties in New York State, it uses the latest technologies to preserve an unspoiled post-colonial American gem forgotten by time and developers. This American treasure with pure air and waters, actively-farmed fields and glorious architecture can be maintained and enjoyed with minimum effort and staff.

Much of the first 150 years of the farm’s known history revolves around the Becker family, descendants of Palatine Germans who may have arrived in the Charlotte Valley prior to the American Revolution, and perhaps as early as 1740. The original house was built in 1795 by Jacob Becker, and later enhanced by the family in 1840. As the Becker family influence grew and came to dominate local politics and industry, their mills and farming operations expanded into national prominence in banking, investments and law. In the 1920s, Sherburne Becker returned to restore many of the original Becker holdings and was instrumental in bringing the post-colonial village back to its one-time splendor.

The family-friendly environment was discovered by the current owners in the early 1970s. With agricultural and aesthetic expertise, they nurtured and enhanced their 464-acre tract into the unique experience it offers today, investing knowledge, love, time and money to maintain this important piece of Americana for over 40 years. Visit www.CatskillEstateForSale.com for additional information, extensive photography, and contact information to view this magnificent property.

by Valorie Haboush

 

Click here for Wall Street Journal feature on property

Click here for Architectural Digest story on property


HOUSE:


Circa 1795 Federal Farmhouse listed on the NYS and National Historic Register is known as Charlotte Valley Farms, a certified organic farm. The contemporary addition was added in 1992 by nationally acclaimed architect Peter Gluck and then featured in Architectural Digest.

The sprawling 5873 sq ft home includes 6 bedrooms, and 5 baths with a mix of wood, steel and stone. Entire walls of stone include the stone fireplace in the great room, end wall in the pool room, as well as on the exterior of the buildings. Vaulted ceiling with exposed beams in the great room, a wall of glass and a state of the art kitchen are the center piece of the home that flows with natural light. The house is fully air conditioned with humidifiers and electronic air purifiers.

The master bedroom suite has arched ceilings, wood stove a large walk-in closet and mountainside views. The master bath features a Japanese soaking tub, glass enclosed ceramic shower and marble sink. There is also an exhibition sized art gallery with high tech lighting options and sky lights for plenty of natural light.

The original farmhouse currently hosts a lovely reading library with views of the valley, the family room and a major fully equipped yoga studio on the first floor. The second floor has four spacious bedrooms with restored wood plank floors and a half bath.
*Wood stoves are not included in the sale of the home.*


POOL:

The pool room has a sitting room/entertainment area with a fully integrated electronic entertainment system and wet bar, Indian cut slate floor, track lighting, 15’ high arched reflective ceiling, polished Beech wood tree columns cut from premise and designed and crafted by Raymond Verdaguer and a spectacular 75’ lap pool with a retractable cover. The pool room is ceramic tile, including a steam room with marble benches, workout room, private bath, 2 showers, and radiant heat.
* Pool fountain/statue is not included in the sale*


ARCHITECTURE:

The landscape Architecture was designed by Michael VanValkenberg, Harvard School of Landscape Design.

Barns designed by John Blackburn, nation’s premier designer of equestrian structures.

Interior and Exterior colors and patterns designed by Donald Kaufman.


BARNS:

One story metal barn includes heated office space with stall shower bathroom, laundry room, (24x30) garage area and 11 horse stalls with over head doors for an overall size of 180x24. There are 5 fenced paddocks and an indoor circular riding arena. The lighted riding arena has corrugated metal siding and a conical roof.

Also includes a 30x30 pole barn for machine storage, and a 24x28 post and beam garage with electric.


FARM FEATURES: 464 Acres - Certified Organic Working Farm

 

discussion of farm logistics by Bill Eklund.

 

discussion of farm logistics by Bill Eklund.

Hardwood timber – 123 acres

Prime river bottom flat land – 120 Certified Organic Acres

Pasture – 203 Certified Organic Acres

Supports 100-200 milk cows – owner using robotic technology

Open field and miles of wooded riding trails

Private spring fed pond for fishing, swimming and canoeing

Lands protected by agricultural designation for tax purposes

Federal Department of Agriculture payments for next 15 yrs.

Major mountain spring as well as 2 drilled wells

Mile long frontage on 2 streams, one the Charlotte Creek known for trout fishing

 

Listing data:

Prop Type Residential Prop Subtype(s) Home,Farm

Beds 6 Approx Square Feet 5873 Other
Baths (FH) 5 (3 2)

Year Built 1795
Lot Acres (approx) 464.83

Sq. Ft Above 5423 Sq Ft Below 450

Possession closing

Property Disclosure Yes

Style Contemporary (Rear Addition 1992), Farmhouse, Federal (Circa 1795 on Historic Register) Handicap Features No

Living Room 26x18 Level: 1st Floor (stone fireplace, 20' beamed ceiling) Dining Room 26x12 Level: 1st Floor (wall of glass looks out on fields)

Kitchen 17x9 Level: 1st Floor (cherry cabinets, 2 sinks, grill,gas,elec) Family Room 22x13 Level: 1st Floor (Farmhouse, hd wd floors)

Bathroom 2 6x4 Level: 1st Floor (off gallery) Bathroom 3 8x7 Level: 1st Floor (farmhouse, tile)

Bedroom 1 22x19 Level: 1st Floor (North wall of glass over looks gardens) Bedroom 2 22x14 Level: 1st Floor (S. wall of glass over looks fields)

Bedroom 3 12x13 Level: 2nd Floor (farmhouse, wide board floors) Bedroom 4 12x13 Level: 2nd Floor (farmhouse, wide board floors)

Den 13x13 Level: 1st Floor (Library, glass wall) Laundry Room 13x7 Level: 1st Floor (Utility room with sink)

Other Room 1 35x12 Level: 1st Floor (Art Gallery, sky&track lights, slate fl) Other Room 2 23x20 Level: 1st Floor (Yoga Studio)

Other Room 3 16x10 Level: 1st Floor (Glass walled sitting room) Appliances Dishwasher, Dryer, Exhaust Fan/Hood, Garbage Disposal (kitchen and utility room), Range, Refrigerator, Washer

House Color Green Construction Frame, Post-Beam

Siding Clapboard, Stone Exterior, Wood Roof Asphalt Shingle, Metal (Arched copper & standing seam), Rubber

Flooring Ceramic Tile, Slate (bluestone), Wood (walnut, cherry and pine) Garage Spaces #2

Garage Type Detached (24x28) Foundation Poured Concrete (new), Stone (original house)

Basement Finished, Full Fireplaces #1 (with bread oven)

Fireplace Type Woodburning (stone with 5' firebox) Insulation Yes

Interior Features Kitchen Isle, Open Beam Ceiling, Other (75), Radon Mitigation Sys, Satellite Dish, Security System, Skylight(s), Track Lighting, Walk-In-Closet, Water Filtration Sys Exterior Features Barn (180x24,10 over head doors,), Other (riding arena, auto irrigation gardens), Patio (stone in rear gardens), Pond (spring fed), Porch (2 full sides of farmhouse), Storage/Out-Building (30x30), Stream (trout stream)

Sewer Septic System (1500 gal w/fields) Water Well (new pump and water line)

Hot Water Propane (off boiler) Heat/Cool Type Baseboard Heat (upstairs Farmhouse), Central AC, Electric Heat (upstairs Farmhouse), Forced Air Heat, Hot Water Heat, Propane Heating, Radiant Heat

Gas Propane Town/CountyTax $9831.36  

 

Becker original farm stead. Circa 1915. The main portion of this farm stead dates to 1795.

1795 Federal Farmhouse is listed on the NYS and National Historic Register.

History of area development

 

HISTORY

Charlotte Valley Farms, nestled in the Charlotte Valley of Otsego County, New York, is one of the most unique and pristine examples of early America in existence today. One of the largest certified organic properties in New York State, it uses the latest technologies to preserve an unspoiled example of post-colonial America forgotten by time and developers. It is an American treasure: pure waters and air, actively farmed fields and glorious architecture. The property can be maintained and used with minimum effort and staff.

Much of the first 150 years of the farm’s known history revolves around the Becker family. The Beckers were descendants of Palatine Germans who may have arrived in the Charlotte Valley (known by the indigenous as Adaquitancie) prior to the American Revolution and perhaps as early as 1740. The region at the time of the Revolution was occupied by both loyalists and patriots. During the hostilities most inhabitants fled and the small number of dwellings that did exist were burned. The famous Timothy Murphy, known as a “Indian Fighter” is buried on the banks of the Charlotte Creek nearby and his house remains in the village.

Upon cessation of hostilities the Beckers returned after having served on the side of the colonists and began to develop deep roots that would last over 150 years.

The original house dates to 1795 and was built by Jacob Becker. It was later enhanced by the family in 1840 to take more or less the appearance it has today less the Victorian era porch and the modern extension added by the current owners in 1992-94 designed by the famed architect Peter Gluck. The entire property is listed on the New York State and National Historic Register.

The Becker family influence grew and came to dominate local politics and industry. Their mills and farming operations expanded into national prominence in banking, investments and law. Abraham Becker operated a law school in South Worcester and built a 60 room mansion (no longer standing.) It is said that financiers JP Morgan and Jay Gould studied law in the Village.

The Becker influence continued into the Twentieth Century. In the 1920s Sherburne Becker returned to the area and restored many of the original Becker holdings. He was instrumental in bringing the post-colonial village back to its one time splendor and thus preserved its nineteenth century character until today.

South Worcester is a largely intact example of early America. It contains two beautifully restored churches, the original South Worcester National Bank Building (one of the first chartered banks in New York State) and a four season Bed & Breakfast.

Although less than 5 miles from Interstate I88, the Valley has largely been isolated from modern influences and remains anchored by working farms (both dairy and organic vegetable.) Daily farm life lends a sense of practicality to the peace and tranquility so sought after today..


As the Becker family’s influence was waning, the family friendly environment was discovered by the current owners in the early 1970s. With agricultural and aesthetic expertise they nurtured and enhanced their 464 acre tract into the unique experience it offers today.. They have invested knowledge, love, time and money to maintain this important piece of Americana.

After over 40 years of devotion by the owners, this homestead, the village and the valley are anticipating their next steward.

 

DIRECTIONS


Directions to 525 County Highway 40, Charlotteville, New York 12036. .

Using a GPS: Key in the address of 525 Co. Hwy. 40, Worcester, NY 12197. Using "Charlotteville" will not work.

By Plane:
Albany is the most convenient airport. It is serviced by most major airlines. "Leather Stocking Limousine," at 607-547-6189, can arrange shuttle or private transportation services.

Driving:

From Cooperstown (about 45 minutes)
1: From Baseball Museum out go EAST on MAIN ST / 0.2 miles
2: Turn RIGHT onto ESTLI AVE. / 0.6 miles
3: ESTLI AVE becomes CR-33. / 0.2 miles
4: Turn SLIGHT LEFT onto CR-52. / 2.9 miles
5: Turn LEFT onto NY-166. / 1.7 miles
6: Turn RIGHT onto CR-35. / 0.7 miles
7: Stay STRAIGHT to go onto WHITEMAN RD. / 0.7 miles
8: WHITEMAN RD becomes MIDDLEFIELD RD. / 3.4 miles
9: Turn LEFT onto CR-34. / 0.1 miles
10: Turn RIGHT onto CR-36. / 4.9 miles
11: Turn RIGHT onto CR-39. / 0.6 miles
12: Turn RIGHT onto N CHURCH ST. / 0.2 miles
13: Turn LEFT onto NY-7/MAIN ST. / <0.1 miles
14: Turn RIGHT onto CR-39. / 6.0 miles
15: Turn RIGHT onto CR-40. / <0.1 miles
16: End at 525 County Highway 40, Charlotteville, NY
Look for two distinct white silos as our landmark.

From the West
Take I-88 to second Oneonta exit, route 23 going east, follow directions to the farm as given from Oneonta as below.

From Albany (about 1 hour)
Take I-90 to exit 25A, I-88 to exit 19. Upon exiting I-88 follow the exit road, generally bearing right, following the signs to Worcester. This exit road takes you to Route 7. at the intersection you will see a Stewarts Shop on the left. Turn left onto Route 7 West. Go 0.9 miles on Route 7 West into the little town of Worcester. You will see the Worcester Market on your the right and a small brick bank building with the sign "Charter One Bank" outside. Across the street on the left you will see several signs including
a sign for the Worcester Town Court and a sign for the Charlotte valley Inn. Turn left at this point onto South Hill Road. (If you go past the Worcester Post Office, on your right , you have gone too far.) Note: You can safely
follow all signs to Charlotte Valley Inn since it is located with the borders of Charlotte Valley Farms.

Once you go South on South Hill Road you will travel a distance of 5.9 miles. Soon after leaving Route 7 West, you will cross a railroad track and then go under I-88. Keep going up the winding, hilly road. You will pass Smith Road on the left. Do not take it!

At the 2.0 mile point on you odometer you reach a "Y" in the road. The road on the right is marked South America Road. Do not take it! Instead, take a sharp left followed by an almost immediate right which is a continuation of
South Hill Road. You will continue on South Hill Road for the remaining 3.9 miles untill it ends up at a "T" with Route 40. Go right on Route 40 and you will immediately arrive at Charlotte Valley Farms.

From Oneonta (about 20 minutes)
Take route 23 south 10 minutes to "Butts Corner" sign, followed immediately by a sign pointing to Fergusonville and Schenevus. Take left. (This is Delaware County route 9 which changes to Otsego County route 40 at the county line.) Anyway, after your turn you'll follow this road for 5.5 miles
to "South Worcester." The farm is at the end of the hamlet. Look for two distinct white silos as our landmark.

From NYC and New Jersey areas
(about 3 hours from Tappan Zee Bridge)
From New York State Thruway... Leave NY Thruway at Exit 19, Kingston. Go 28 miles west toward Pine Hill on route 28 to Shandaken. ("Bread Alone" is 20 miles from the thruway. Great Walnut Bread, currant buns, etc.) Turn right
on route 42 for 11.3 miles to Lexington. Cross over bridge at Lexington and turn left on Green Country Route 13A for .3 miles until it intersects with route 23A. Turn left onto route 23A west for about 5.2 miles until 23A joins with route 23. (At this point there is a sign for Windham to the right.) Go straight (west) on route 23 for 14 miles to Stamford. Continue for 11.7 miles to "Butts Corners" sign. This will be immediately followed by a sign which points right to Fergusonville and Schenevus. Turn right. (This is
Delaware County route 9 which changes to Otsego County route 40 at the county line.) Anyway, after your turn you'll follow this road for 5.5 miles to "South Worcester." The farm is at the end of the hamlet. Look for two distinct white silos as our landmark.




Broker: Franklin Ruttan 1406 North State Street Syracuse, NY 13208
(O) 315.876.2262 E-Mail: info@FranklinRuttan.com

This property marketing is in cooperation with Christy Dahms, Broker/Owner Charlotteville Realty
638 Charlotte Valley Rd Charlotteville, NY 12036 607.397.9027 Office 607.397.9025 Fax 607.434.5993 Cell

Broker fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.

www.FranklinRuttan.com