Westchester County tEquestrian Property Values in Summer 2013

Limited neither by price or location, these properties defy popular notion that Bedford estates are the only places to see.

37 Boutonville Rd, South Salem
3 bedrooms | 2 baths | 2,044 square feet
What’s to like? Talk about value—yes, it’s actually possible to have both your horse and home for under $400,000 even in Westchester. That includes two sprawling acres of land (a combination of lawns and woodlands); a 1974 ranch with hardwood floors, new windows, and roof; an updated kitchen; a lower level; central air; a large, two-tiered deck, an attached two-car garage; and a quaint three-stall barn. Set on a knoll away from the road, the private property is approved for one horse, but, for some, one is the perfect number.
What’s not? The bathrooms could use updating.
Susan Stillman, Houlihan Lawrence (914) 589-4477

148 Finch Rd, North Salem
4 bedrooms | 2.5 baths | 2,848 square feet
What’s to like? Sometimes the ideal equestrian horse property can be all about location. For the horse enthusiast, this modestly priced Colonial has the right location in spades. The pristine and peacefully private property’s six open acres of sprawling land sit at the end of horse-friendly Finch Road, right in the middle of North Salem’s upscale horse haven and directly across from the town’s well-known (and well-trod) riding trails. It’s easy to complete this property’s destiny as a perfect riding complex. All that’s needed are a barn and paddock. In addition, the flow of interior rooms, including an open kitchen, is entertainment ready and begging for a party.
What’s not? The home’s modest interior could be upgraded even further with high-end finishings.
Gloria Marwell, Douglas Elliman Real Estate (914) 393-0770

13 Tavano Rd, Ossining
5 bedrooms | 6.5 baths | 7,693 square feet
What’s to like? Horse property in Ossining? This 1920 stone Colonial farmhouse offers history, luxe living, open space, and horse accomodations all in one location. Its unique design features original slate floors; thick stone exterior walls; a sleek, L-shaped, European gourmet kitchen; five ensuite bedrooms (all but one paired with a balcony); front and rear staircases with hand-carved banisters; a convenient elevator; and pond views. The 4.5-acre estate’s equestrian accommodations include a 2,200 square-foot, three-stall stable with an unfinished hayloft and breezeway.  An enclosed, in-ground, heated pool; round stone hot tub; pool house with kitchen and full bath; and two-car garage with an upper-level utility section and a garden room round out the amenities.
What’s not? There is no central air-conditioning in this historic home.
Judith Guzzi, Judith Guzzi & Associates  (914) 490-9032

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85 Round Hill Rd, Armonk
5 bedrooms | 6 full, 2 half baths | 9,783 square feet
What’s to like? The current owners gave this historic estate new life when, in 2002, they custom-built a grand Colonial with a deceptively historic feel in keeping with the property’s 1780s origins. Set on more than six and a half pristine acres, the palatial home boasts four levels of light-filled living space; high ceilings; a huge, high-end custom chef’s kitchen opening to a two-story great room; a private master suite wing; seven fireplaces; and unexpected, one-of-a-kind features, including a fun fire pole for kids to speed to the breakfast area; an oversized heated saltwater pool; and a spring-fed pond with an eight-foot-deep center. The property, which includes an original 1780s antique guesthouse, is primed for two horses with an Olympic-size dressage ring.
What’s not? Hefty taxes to the tune of $71,854.
Brian Milton, Houlihan Lawrence (914) 469-9889

44 W Patent Rd, Bedford Hills
8 bedrooms | 9 full baths, 9 half baths | 15,458 square feet
What’s to like? Anchored by the original apple orchard where the main residence was sited in 1895, this luxurious turn-of-the-century Colonial has been completely renovated without compromising its fascinating history, which includes past ownership by an ambassador. Thanks to a carefully crafted design, its massive interior still manages to feel warm and inviting, blending modern amenities with unique architectural details, including a 17th-century antique door, reclaimed wood from a castle in England, and a fireplace mantle from a World War I battleship. The 13-acre property also features a four-stall barn with a tack room and half-bath, four paddocks, a riding ring, six-bay equipment barn, in-ground pool, tennis court, and guest cottage. An extra bonus—the estate borders the Bedford Riding Lanes with 100+ miles of trails.
What’s not? The equestrian land requires development.
Cynthia Jaffee, Houlihan Lawrence (914) 610-6206

White Plains resident and writer Karen Odom has a passion for interesting architecture, especially when architecture and history collide.


Realtor Reality Check

Carol Goldberg, who specializes in equestrian properties as a real estate agent for Vincent & Whittemore Real Estate in Bedford, often draws on her own background from owning a horse boarding and training business as well as being a former top horse show judge. Her best advice to potential buyers: “Ask yourself a few essential questions.”

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✓ What kind of riding do you do?
If you prefer trail riding for pleasure, you’ll need to be near the riding trail system. But, if your passion is showing horses, dressage, or just keeping retired horses, it’s not a problem being a distance from the trails.

✓ What is your budget?
It’s important to be realistic about your expectations and what you can actually spend. It’s not possible to get $3 million features with a $600,000 budget.

✓ Are you aware of the local zoning requirements and the number of horses you may keep on a property?
It’s also important to be aware of the town’s setback requirements that dictate where to site a barn. Those guidelines prevent you from placing your dumpster or compost close to your neighbor’s pool, for example.

✓ How much maintenance work do you plan to do yourself?
If you don’t want to muck your stalls out yourself, you’ll need help nearby. If you would rather handle those responsibilities on your own, your options can include a more remote or isolated property. An established horse community gives you more choices for vets, farriers, and barn help.

✓ Are you being realistic about requirements for your barn?
When evaluating or building a barn, some buyers are so focused on the aesthetics—creating a state-of-the-art barn—that they lose sight of what can work for their budget. For the horse, finishings and scenic views don’t really matter. Give them hay, grain, and a nice paddock and they’ll be in horse heaven.

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Carol Goldberg, Vincent & Whittemore Real Estate (914) 669-5971; northsalemrealestate.com

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