Real Estate

Gardiner, N.Y.: Open Space and Mountain Views in Ulster County

When Laura Phillips was planning her retirement after 30 years of instructing artwork to elementary faculty college students and residing in Seaford, N.Y., on Lengthy Island, she and her husband began searching for a extra tranquil place to stay.

“We needed to maneuver someplace much less populated with much less site visitors,” Ms. Phillips, 58, stated. “Yearly, for 20-something years, we’ve gone as much as Mohonk Mountain Home for a weekend, and it got here to me that we’re essentially the most relaxed and essentially the most content material once we’re in these mountains.”

Now Ms. Phillips and her husband, Chris Capone, additionally 58, can gaze out on the Shawangunk Mountains — identified regionally because the Gunks — from their dwelling in Gardiner, N.Y. They closed on the two,600-square-foot colonial-style home on 5 wooded acres in August 2020, paying $490,000. “Within the winter, I’ve a view of the ridge from my kitchen window,” Ms. Phillips stated.

That view of the 50-mile Shawangunk Ridge, the rock-climbing mecca that stretches from the New Jersey border to Kingston, N.Y., is among the many causes New Yorkers are flocking to Gardiner, which can also be prized for its wide-open areas. Though the actor Robert De Niro’s 98-acre Gardiner compound is an excessive instance, the city is thought for costly houses surrounded by acres of farmland.

“There are huge properties that haven’t but been subdivided into smaller developments,” stated Steven Asher Cohen, an affiliate dealer with Berkshire Hathaway HomeServices who just lately represented a New York Metropolis shopper on the acquisition of a contemporary farmhouse on 34.5 acres for $1.625 million. “The village is small, nevertheless it’s solely about six miles to New Paltz. Folks like the straightforward entry to the Thruway and somewhat little bit of a shorter drive to the town.”

Entry to the Gunks and stretches of undeveloped land draw outdoorsy folks like Deyano Manco, a New Paltz native, who moved to Gardiner in 2014. “I needed to be the place there was extra open house,” stated Mr. Manco, 49, a founding father of the nonprofit Shawangunk Biking Affiliation. “Gardiner was a pure match for me, being a bike owner. It affords rather more direct entry to the place I need to go.”

In June, Mr. Manco began BaseCamp, a “neighborhood hub” on 7.5 acres with a 2,000-square-foot constructing, a beer backyard, firepits and an extended desk that “encourages you to sit down collectively.” BaseCamp sells outside gear, provides and maps; mild meals like wraps and salads; and wine and craft beer — all served outside.

It was the pull of the outside that impressed Jannette Wing Pazer, a founding member of the nonprofit Gunks Climbers’ Coalition, to maneuver to Gardiner from Millburn, N.J. In 2010, she and her first husband paid $395,000 in money for a three-bedroom dwelling on 5.5 acres. Ms. Pazer now lives there together with her second husband, Matt Logan.

“In early 2010, each my sister and mom died,” stated Ms. Pazer, 59, a SEO specialist for the Culinary Institute of America, in Hyde Park, N.Y. “After climbing within the Gunks since I used to be in faculty, and at all times eager to stay there full-time, we determined life was too brief to place off residing the place we needed to be.”

For Ms. Pazer, Gardiner is all in regards to the Gunks. “I’m so targeted on the recreation,” she stated. “It’s good to stay in a spot the place you possibly can hike, cross-country ski and climb — all these items are proper right here.”

The structure in Gardiner is “a smattering of all the pieces,” Mr. Cohen stated. “There are older farmhouses, trendy farmhouses, contemporary-style houses, and you’ve got a whole lot of colonial homes constructed within the ’80s.”

What many Gardiner properties have in widespread is ample land. Stretches of woodland, wetland, farmland, pasture and apple orchards abound. In 2008, the city expanded minimal lot sizes to 5 acres in its Rural Agricultural District, which contains about 27 sq. miles of the 44-square-mile city. Within the Shawangunk Ridge Safety District, properties at the moment are required to have a minimal of 5 to twenty acres, with greater acreages connected to a lot with greater elevations.

About 6,200 acres — 22 % of Gardiner — is protected land, in keeping with the city’s database of preserved land. The 2 main holders of protected land are the 8,000-acre Mohonk Protect, with 1,990 acres in Gardiner, and the 24,000-acre Minnewaska State Park Protect, which has 2,790 acres in Gardiner.

The idyllic setting makes this city of about 5,600 residents an optimum spot for vineyards and wineries. One of many latest is Bruynswick Vineyard, opened final fall by Ryan and Johanna Kiernan on Kiernan Farm, owned by Mr. Kiernan’s father, Marty Kiernan. Different choices embody Tuthilltown Spirits, Gardiner’s 19-year-old distillery, which has a cocktail bar and guided tastings, and Yard Owl Brewery, with its personal line of Belgian-inspired ales.

Among the many outside recreation alternatives are the 26.2-acre George Majestic Memorial Park, with a number of sports activities amenities and a playground; Skydive the Ranch, which attracts sky-diving fanatics from across the tristate space; and the 87-acre Gardiner Park, the place a brand new community of trails is being created close to the Wallkill River.

Much less well-liked latest initiatives embody Yogi Bear’s Jellystone Park Camp-Resort, a 100-acre campground and small water park opened in 2014 by the Wallkill River, working south to north via the middle of city. The camp’s cabins, RVs and tents, which might accommodate as much as 2,000 guests, are often absolutely booked all through the summer time, resulting in complaints about noise and different quality-of-life considerations.

City residents have additionally raised considerations about Wildflower Farms, a luxurious resort scheduled to open Sept. 30, with 65 high-end cabins and cottages on 140 acres and a predominant home with a restaurant and spa. Some fear that wildlife alongside the Shawangunk Kill, a stream that flows via the realm, will probably be threatened by the event.

Gardiner has among the many highest dwelling costs and property taxes in Ulster County. The median worth for a single-family dwelling shot up almost 60 % between 2019 and 2021, to $568,250 from $358,750, in keeping with the Ulster County Board of Realtors. In 2021, houses spent a median of 73 days available on the market, down from 100 days in 2019.

In late June, Zillow confirmed eight listings for single-family houses in Gardiner, from a 660-square-foot cottage on 0.19 acres for $158,999 to a 3,321-square-foot home with Wallkill River frontage on 79.1 acres for $1.995 million.

The annual property tax invoice on a median-price single-family dwelling can be $16,730 within the New Paltz Central College District and $19,047 within the Wallkill Central College District, in keeping with the city assessor’s workplace.

Gardiner is reserved and upscale — a sensible choice for a reclusive movie star, though Mr. De Niro’s battle with the city over his tax invoice did little to decrease his profile there.

The compact business district has just a few companies, however every has a definite character. Gardiner Liquid Mercantile serves craft cocktails and housemade apple brandy in a hip ambiance. Julian’s Provisions affords subtle lunch choices like shrimp salad on toasted brioche, and the brunch spot Cafe Mio is thought for its contemporary native components.

The city has an energetic neighborhood of artists who maintain an annual Open Studio Tour of some 20 artists’ studios. Ms. Phillips, the retiree who relocated from Lengthy Island, can also be an artist and plans to take part within the tour subsequent yr. She was thrilled to fulfill a number of artists residing on her street, she stated: “I met them simply by strolling the neighborhood.”

Most Gardiner college students are served by one in all two faculty districts: the New Paltz Central College District to the north, or the Wallkill Central College District to the south.

The present enrollment within the New Paltz faculty district is 1,871 college students, 252 of whom stay in Gardiner, stated Cheri Pettus, the district’s database administrator. In 2020-21, in keeping with the New York State Division of Schooling, 75 % of the district’s college students recognized as white, 13 % as Latino, 5 % as multiracial, 4 % as Black and three % as Asian or Pacific Islander.

On 2018-19 state exams, 95 % of New Paltz Excessive College college students had been proficient in English, in contrast with a statewide common of 84 %; 94 % had been proficient in geometry, in contrast with 70 % statewide. In 2021, New Paltz Excessive College college students’ common verbal SAT rating was 636, in contrast with a statewide common of 526; their common rating in math was 615, in contrast with a statewide common of 531. The highschool had a 95 % commencement price, in contrast with 86 % statewide.

The Wallkill Central College District, which serves 2,766 college students, has 145 from Gardiner, stated Brian Devincenzi, the assistant superintendent for assist companies. In 2020-21, in keeping with the New York State Division of Schooling, 64 % of these college students recognized as white, 26 % as Latino, 6 % as Black, 3 % as multiracial and 1 % as Asian or Pacific Islander.

On 2018-19 state exams, 96 % of Wallkill Senior Excessive College college students had been proficient in English, and 90 % had been proficient in geometry. In 2021, Wallkill Excessive College college students’ imply verbal SAT rating was 564, and their imply math rating was 574. The highschool had a 92 % commencement price.

Gardiner is about an 80-minute drive from the George Washington Bridge. Many residents drive to Newburgh and take the New York State Thruway at Exit 17. To keep away from site visitors on the George Washington Bridge, some drivers take the Newburgh-Beacon Bridge to the Taconic State Parkway.

The Metro-North station in Beacon is a couple of half-hour drive southeast from Gardiner. The journey from there to Grand Central Terminal in Manhattan takes somewhat over an hour and a half, and a round-trip ticket throughout peak hours prices $46.

The primary Europeans who arrived in Gardiner, across the 1680s, included Huguenots from France in addition to Dutch and Irish settlers, stated A.J. Schenkman, the city historian.

The New York State Legislature created Gardiner from components of New Paltz, Rochester and Shawangunk in 1853, naming it after Addison Gardiner, lieutenant governor of New York from 1845 to 1847. The city quickly turned identified for its dairy farms and millstones shaped from the mountains’ quartz-rich rocks.

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