Catskills - Sullivan County - Ulster County Real Estate -- Catskill Farms Journal

This is getting a little crazy.

8 houses under contract in Ulster County.

4 houses under contract in Sullivan County.

3 spec houses under construction that will be sold this year.

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The hour and a half kick-starting the cataloging of thousands of old books started in earnest yesterday at Grey's Tower, and it was as spiritual and meditative as I had hoped. Literally picking up and holding (with my thin rubber gloves on) hundreds of books, originals mostly, from the the late 1800's across the fields of history, philosophy, humanities, ecology, many with notes handwritten on the inside cover, some with notes from the author to the Pinchot. Some had personal cards in them, newspaper article cut outs, etc... It was literally holding the past in my hand. I'm a big fan of the 1870's - 1925 historic period, encompassing the mature Industrial Revolution, the gilded age, the conservation movement, and the Jazz Age. Pinchot was a contemporary and friend of Teddy Roosevelt and the writiing of and about that man lay just one 'section' over. Grey's Tower is a national park service property, run by the nat'l Park Service. We made it through 3 shelves in Section 1 in the bright chilly morning before I had to head back into battle.

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New owner our new micro-cottage - "CHUCK! The house is beautiful. We are completely stunned. Just wanted to send a massive thank you. My jaw was on the floor looking at the photos."

New owners at a new farmhouse - 'House looks beautiful. You've reach new heights in your craft.'

I haven't actually looked at the stats, but I'm wondering if the jan 2023 - feb 2024 time span hasn't produced more blog posts than any period in recent history.

I think a lot, really I do, I'm a thoughtful person, about the pros and cons of my blog and what I choose to write about. it may seem I'm reckless but that's the furtherest thing from the truth. It's sort of a very rare form of gorilla marketing where I just have faith that my clients and reader are smart, worldly, broadly perspectived enough to understand or at least reflect on all the different layers of communication happening with each post. I deal with humans, everyday, lots of them, in a wide range of activities - it's a fascinating journey, and while I always seem most motivated to write when things are messed up, it's still a fair record of the journey. Just the duration of the effort is legitimacy in and of itself. So many players have come and gone - many a lot better financed than me.

I'm doing a lot of time reflecting. I must be getting old. I can't decide if I'm in my prime or not - I know one thing for sure, I'm a lot more measured than I used to be. OMG, I can the laughing and guffawing from here.

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It's true - my blog is a bit like pornography - everybody reads it but no one cares to admit it. That's fine. I'll take it, as well as the profits that seem to come with being real and trying hard.

Even by the Boss standards of Catskill Farms, selling out Ashokan Acres in Olivebridge NY is truly a Boss move. There are so many things large and small to even being able to visualize moving things along that fast it's hard to put into words, but that was the whole idea in the Spring of 2022 when I purchased the 70 acres just down from Tetta's General Store. I'm 2 years into it, pushing close to $5m invested, not a penny of return yet, but it's coming. Even with the vibrant sales of our homes there, it would still be a heavy financial lift if I was using borrowed money at common commercial rates at 8, 9, 10 % - that bleeds money right out of your bottom line at an alarming rate, payable monthly. But nope, mostly self-financed. Still need to keep it moving, for a myriad of reasons, but at least you don't have the interest breathing its sloppy bad breath down your neck 24/7. Frankly, the project has been hard enough - add in severe financial stresses and it would be nearly unbearable.

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For the first time in 4 years, we are also seeing the relief in the schedule of our subcontractors, so it seems like we are entering a perfect storm of good news for our production capacity. Super busy, great relationships all around from subs to suppliers to municipalities, to a staff kicking ass - and then a reprieve in the busyness that everyone from building departments to framers to lumber companies were experiencing, so they can better serve us - Who else better to serve!!, is my question!.

Back in 2009, when we remained busy during the international financial crisis by pivoting to good looking small cottages, we were able to forge some relationships with vendors who were looking for new customers as their primary ones slowed down or went out of business. Some of my most important relationships of my business career happened in the tough times of 2009, when I was able to break in with some subcontractors who never would have answered my calls without a recession.

Today I start flexing my nerd side, which lurks just below the rugged all-american handsomeness, and volunteer at Greys Tower, helping them organize and catalogue their disorganized book collection that numbers around 5000. I love big old mansions, and love old books, so this should be nearly a spiritual experience.

Grey's Tower is in Milford PA, and was the home of the Pinchot family, who are credited with founding the American conservation movement in the late 1800s.

We haven't built one of these mini's since 2020, pre-pandemic - but now that I built it again I remember how special these spaces are. They were a huge hit back in the day, especially these 800 square feet ones, with 2 bedrooms, decks, etc... 5+ acres - really just a slice of heaven. This one sold for $450+/- which is $200k more than our 2010 versions. Costs are up, inventory is down, and there is literally nothing interesting and inspiring in the $400k range - and that's where we come in with our minis.

This one is on Lake Ridge Road in Narrowsburg NY.

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We are selling a lot of houses right now - I know I keep saying that, but it keeps happening. And gratefully, we have a team breathing fire and really creating one of the most seamless experiences and processes we've ever had.

After all the hard work last year putting this vision into place and recruiting the talent necessary to do it, to say it's rewarding to see it come into reality would be a major understatement.

Endurance v Perserverance‍

I’ve discussed at length the journey of then and now; in fact have been discussing it for over 20 years in various forms.  I’ve remarked often on the attributes that have allowed me to stay in the game for so long when most people burn out, make a decision they can’t unwind, or go down an unwise path of no return - or worse, maybe a return but really slow with all sorts of life-altering opportunity costs as the days pass and you are backtracking noisily.

But a friend was talking about me in this regard and she used the word endurance, rather than what I was calling perseverance,  and I thought it over and really liked it better.  Perseverance has that element of ‘woe is me’, ‘look at me and how hard I’m working’ - sort of like ‘rescuing a dog’ from the pound.  In my 30’s when I heard that for the first time, first I didn’t understand what it was, and then 2, thought is was some sort of special case - rather than what it was, which was getting a dog from the kennel or pound or shelter or wherever.  Growing up with lots of animals and lots of relatives and lots of adopted dogs, the sense of hero-hood just wasn’t how we looked at it.  It was a dog, and we liked it, and we took it home.

Same for the word perseverance.  It has that ‘hero-hood’ feeling to it.  Sort of like I’d be doing something else if I could.

Now endurance, now that’s a man’s word.  Grit your teeth and soldier on.  There is no sense of ill-begotten plight.  It’s a purposeful, dedicated effort that you outmuscle whatever comes your way, not with your tail between your legs as you crawl under the covers after another horrid day of risk, problem-solving, and poor results, but with a sense of confidence that you can outmuscle, outsmart, and perhaps most importantly, outlast any problem.

How you frame the situation, and the words you use, not only define the situation, but define how you think and feel about the situation.  Frame it as an effort you direct and that has power to it - frame it as events happening to you, and that has less power.

Perseverance seems more fragile, like you are only one big smack aside the head before you throw up your hands and call it day.  

Endurance - that’s just not a trait you want to see in an adversary, opponent or enemy - cause you know you in for a long fight, and you know the guy’s not going to quit. With enough endurance, and an active creative strategic mind, and ability to put in 16 hours of mind work for 22 years - that’s a type of fortitude you just don’t want to run into, whether you are an inanimate problem to be solved, or an adversary looking to duel it out.

Endurance, it’s a good word.  Most people I surround myself with have great endurance.

Farm 74 just went into contract. That's 5 of 9 now at our project in Olivebridge. Another one cooking right behind it.

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I spent the night at Farm 74 Saturday night. I don't often do it, but when I can, I like to. No better way to make sure everything is running well than to sit quietly for a few hours in a home. I went to a disco party up the street at Inness Hotel in Accord and didn't want to drive the whole way home, plus had a meeting up there on Sunday, plus needed some time inside each home, which I've been doing a lot as we pick up steam.  The twin air mattress - air mattresses a bit challenging under all circumstances - made more complicated by a dog insisting that the hard wood floor was no place for man's best friend.

The idea that Inness even exists, in Accord NY, high end and fun, challenges my sense of reality, having been up here working for 2 decades in a landscape that only could have recently even dreamt of supporting something like that.

My weekend job site visit list - doesn't include any sales, financials, HR, marketing, and the other 50 things we do to keep it going -

Houses

NO DELIVERY TO EG19 OF SIDING

WHERE IS EDWIN?

GARAGES, slabs

Brian - 

• CES

• Remove gas tanks from

• Lr23, 16, 17, A4

• Hook up gas at LR16

• Inventory management

• Cable rails
• View parts, pieces
• Misc in receiving area

Chris

• Where do decision pdf’s live?

• Let’s review

• Kitchen reviews

• A5
• A6
• A7
• Wanger

James

• Zobaer sliding door tracks
• A3 water good
• A4 water keep running in lower bath
• George truck out of the way
• Pick up hoses
• Gas hoses at a4
• Nice curve on A4 shelves

Eric 

Tito

• A4 shed
• A3 finish

Eric

• Keep A5 as is windows

Woodstock

• A6

• Septic 
• Well line
• Gas tank 
• Driveway

• ALL

• Transformer backfills

• Mud skim coat

Clarke - 

• LR 16 

• Water, run through house
• Hot water

• Has anyone shocked LR23 water
• LR 17, PAPER OUT

RHE

• A3 finish
• LR17 finish
• Eg19 rough
• Black vent covers for exterior

General Scheduling

• Bertram A5
• BCS A3
• Check weather
• Electric Apps

• Crest 2
• EG19
• WO 25
• WO 26
• A1
• A2

A4

• Microwave, appliance completion
• CO package and Inspection

• Shock well
• Water test, etc…

• Shed 

• Painting
• Flooring?
• 2 lights

• Exterior

• Grading and grass
• Fix up driveway
• Shed approach
• Drainage by driveway
• Transformer filling

• Septic pump box
• Cleanout handle
• Run all appliances
• RHE

• Chandelier extra linkage
• Shed lights
• Fan remotes

• Screens
• James

• Gather gas and electric hoses
• Run water from downstairs bath faucet

• Tito once more
• Figure out

• Radon schedule
• Blower door schedule

• LINE UP 3 TOO

A3

• HVAC startup
• Sourcing

• Door knobs, interior
• Exterior front door knob
• 1st floor half bath vanity
• Cabinet hardware
• Rail and post system
• Screens
• Kitchen

• Counter

• Bifold hardware
• ½ door hardware?

• Review billings
• Questions

• Upstairs bedroom downloads too low
• Bulb wattage

• Line up Bertram
• Confirm Lenny
• Kitchen shelves?
• Hood available?
• Punch

• Rail and post system
• All shelves installed
• Kitchen installed
• 2nd floor bath vanity mirror
• Scaffolding out
• Mudroom door
• Get rid of 1 light exterior door
• Exterior hardware, front door
• Chandelier bulbs
• Mudroom bifold
• Half door hardware x 3
• Tub protection out
• MBR bathcap
• Laundry counter
• Collect remotes
• Build small box around drain pipe 2nd floor bath/closet
• Appliance delivery

• RHE

• LR Fan, etc..
• Bulbs for chandelier
• Piece missing mbr light?
• 2nd floor bath vanity light

• BFS front door pickup

A5

• Dark wall upgrades?
• Selection sheets update
• Well pump, etc..
• Fireplace stone
• Cable rail exterior
• Bertram?  Colors?
• Keep shed windows as is.
• Shed steps
• Fix chimney leak
• Salvaged issue?
• Stair pieces in?
• Window in when?
• Window trim piece
• Entry Stone

A6

• FINISH
• Paints
• Pool

• Clearing
• Set

• Dryer Duct
• Fireplace - fireplace stone
• Cracked window?
• Front stairs

A7

• Fireplace stone
• Sheetrock
• Flooring schedule

• Mike - FS

• Finish siding
• Foundation stone
• Inspection after fireplace
• Cover basement floors
• Peel off window plastic

A8

• Submit plans
• Redo plans with Vincent
• Order windows?
• Septic line placement?

A9

• Resubmit plans
• Order windows ?
• Septic line placement?

A1

• Electric app
• Plans to Dean

A2

• Electric app
• Plans to Dean

Lr16

• Gas range
• Driveway drainage
• Meter fence protection
• Check in with Bob
• Is AC working?
• Gas tanks out

LR17

• Dryer
• Fireplace
• What do with it?
• Cleaning
• Well line protection
• Light in Bathroom
• Backsplash and shelves
• Gas tanks out
• Downrod
• Black flood light

LR23

• Fireplace caulking 
• Backsplash sketch and approval

• We should be there

• Cabinet arrival
• All appliances run?
• White vent cap
• Clean up outside
• Final cleaning
• Final CO meeting
• Final charges
• Shock well?
• Dumpster out

Wanger

• Insulation
• Sheetrock
• Fireplace details

EG19

• Mechs

• King plan

• Alert subs for 

• Insulation
• FP
• Sheetrock

• Siding, when?
• Eric, When?
• Electric APP
• Cracked window
• Concrete floor pockmarked
• Kitchen measure?

WO 24

• Pricing
• Plans
• BP

WO25

• Plans to Wanger
• Electric APP

WO 26

• Plans to Wanger
• Electric APP

Kathy

• Box Brownie, gas tanks
• A9 MLS
• Mailbox
• Utilities

• LR16
• LR23

• A4 mortgage
• Picture management
• Stewart pricing
• HOA insurances
• Thursday meetings
• 615 submittals