Grooville Farm: Livingston Manor, NY
About The Property
The owners of Grooville Farm fully embraced the country life when they purchased this delightful three bedroom farmhouse, reveling in the sound of Sprague Brook as it runs year round along the eastern property line, and wading in its waters in summer. They planted many hundreds of young trees and shrubs for wildlife, flower, fruit and berry production (peach, apple, raspberry, blackberry, witch hazel, red dogwood, etc), including a hedgerow running almost the entire length of the property. The next owners will be the beneficiary of the fenced annual garden which has been enhanced by the addition of 50 cubic yards of organic matter in the past year to build soil and mulch walkways. And to top things off, there is a large perennial herb garden just off the deck.
The large deck, partially covered, provides a warm welcome, offering shelter and a sunny hangout spot. It’s where you’ll grill and enjoy an evening beverage looking out over the expansive lawn. Younger kids find the deck an appealing play area while parents like that they can keep an eye out from just inside.
The roomy living room serves both as the first of two “lounge” rooms, with windows perfectly place to appreciate the southern exposure and view of the grounds. This is also the perfect spot for the dining area. The bamboo floors here and throughout the house were installed in recent years. An alcove off this space has a door out to the back, and a bathroom with tub/shower that includes a new front-loading washer and dryer.
The kitchen has received a number of upgrades, including stainless steel appliances, Corian countertops, 5 burner gas stove and sleek blue glass tile backsplash.
Around the corner from the kitchen is the cozy TV room/den with woodstove that has a cool wall of laid-up stone behind it. There is a door to the front deck and the staircase leading to the three bedrooms and full bathroom. The spacious master bedroom has double windows and a peaked ceiling, creating architectural interest. On that hall are two pretty guest bedrooms and a full bathroom that has a clawfoot tub with hand shower.
You’ll be glad to know the wood-burning cedar barrel sauna stays! It’s just a short walk from the house and is next to the fire pit. Picture yourself hanging here, with the sound of the creek in the background (and perhaps a local craft brew from one of the area’s two breweries). There are two ponds and a stream that feeds them and then runs through the woods. Beyond the abundant and diverse water features, the acreage is remarkably diverse for its size, including an expansive, level, thriving lawn for badminton and soccer transitioning into a meadow beloved by birds and pollinators and then to a healthy sloping woodlot of black cherry, sugar maples, and hemlock for winter sledding, shady summer walks and even more exceptional wildlife viewing.
The property is comprised of three contiguous lots totaling six acres, and is just three miles into Livingston Manor.
Listing Broker Jennifer Grimes
57 Grooville Rd
Livingston Manor, NY
DETAILS:
3 Bedrooms / 2 bathrooms
Square feet: 1,326 sqft
Acres: 6.01 (4.07, 1.82, .12)
Built: 1900
Frontage along Sprague Brook
Outdoor sauna included
Ponds and stream
Woodstove
Shed
Washer/dryer
Heat: Hot water baseboard
Fuel: Oil
Hot water: Electric
Siding: Wood
Water: Spring-fed
Septic: Cesspool
Part of the property is in the flood zone but not the house and it has never flooded
Cell: Spotty for AT&T, better for Verizon
Internet/TV: Spectrum cable, hi speed
Town: Livingston Manor
County: Sullivan
Tax Map: 18.-1-15.8; 26.-1-71; 18.-1-15.3
Taxes: Town/Co. $2,218; School $2,375
Listing price: $350,000 (Accepted offer)
