Table of Contents…(Just click the links…)
Sales History of Hudson Harbor…
Hudson Harbor – Tarrytown NY…
Hudson Harbor is located right along the Hudson River against a major portion of the Westchester’s River Walk, a trail which, once completed will extend the length of the county along the Hudson. This development is a combination of luxury townhouses as well as condominium flats. Interspersed between the town homes will sit a complete community including shops and dining – creating complete mini-community along the Hudson River.
Hudson Harbor of Tarrytown is part and parcel of a massive effort to reclaim the riverside for residential and community use . Public monies including a complete renovation of the train station have been committed and the end result will be a wonderful walkable community on the river – Just steps from Metro-North.
Fine dining and other public amenities have already created a happy home for themselves at Hudson Harbor. A couple of examples that are just a small sample of what’s to come include:
- For a special treat, enjoy the Lighthouse Ice Cream and Coffee for a wonderful assortment of handcrafted ice cream, sorbet, gelato and much more.
- The ever popular Riverstone Yoga whose offerings include aerial yoga, hot yoga and flow.
- The innovative Rivermarket Bar & Kitchen represents local growers and producers throughout the Hudson Valley. They have a complete restaurant/bar as well as a fresh market. Founded by John Crabtree of Crabtree’s Kittle House fame in Chappaqua.
No matter where you look there are spectacular views – Looking south there is the Tappan Zee Bridge and the Manahattan skyline and looking north there is the Kingsland Point and the lighthouse as well as spectacular sunsets on the Hudson River.
Beyond the immediate Hudson Harbor community, the village of Tarrytown is host to some of the best fine dining in the area including the famous Blue Hill at Stone Barns. There is also the Tarrytown Music Hall, which has top-of-the-line entertainment throughout the year. For those who enjoy hiking there is the Rockefeller Preserve and the Aqueduct Trail as well as the Tarrytown Lakes for shorter walks.
Looking to the future, the redevelopment of the brown fields of the old GM plant in Sleepy Hollow will add an entirely new dimension to life at Hudson Harbor. Edge-on-Hudson will be a new commuter oriented community with commercial and residential development that retains the river town feel. The net effect will be a very walkable community encompassing the riverside area of both Tarrytown and Sleepy Hollow.
The Condominiums of Hudson Harbor…
The Stonehouse took its theme from the famous Blue Hill restaurant at Stone Barns in nearby Pocantico Hills. The stonework and woodwork on the facade is very, very impressive and gives the building a striking appearance seldom found modern condominium complexes. Initial sales in this building sold in price range from $475,000-$1 million. Those prices have increased, and in 2016 there were two sales of 1 BR units in the Stonehouse for $595,000 and $650,000. So the trajectory has been upward.
Lookout North/Lookout South:
The Lookout Buildings have an identical footprint right on the waterfront of the Hudson River. Lookout South was built during phase II While Lookout North was part of phase III.
One of the great amenities of these buildings is the view and the fact that all units have outdoor space that offers either full or partial river views. Full river views, sold for a high premium in the initial sales and continue to do so to this day.
Though sleek and modern with its use of glass, the wonderful stonework gives these buildings a unique character and is also reminiscent of the nearby Stone Barns.
Recent sales show an upward trajectory for condominium units in these buildings. There was a price spike in 2014 when Lookout North came on the market and the sale of several very high-end unit skewed the median price upward. The overall trend is upward when you take out that temporary price spike.
Price ranges are difficult to pin down simply because the view plays such a major role. For example, in 2016 there were five 2BR units of approximately 1500sf sold in the Lookout buildings. The prices ranged from $822,000 to $900,000.
The Riverhouse is located in Sleepy Hollow. Sales started closing in 2016 and have been brisk. The Riverhouse is no 85% sold out. This complex has its own gym and pool with extensive common and private outdoor space at the terrace level. Most units have private outdoor space, but unlike the Lookout and Stonehouse, there are some units that don’t have that amenity.
There are a larger percentage of 1 BR units in the Riverhouse as well as smaller 2 BR units. Median prices for these building is therefore somewhat lower. For 2016 new sales ranged from $485,000 for a 1 BR (833 sf) unit to $1,750,000 for a 3BR unit (2140sf). The median price was $743,500.
Below is a short slide show of interior shots taken by me of a couple of the model units.
There will be more information on this new condo complex shortly when pricing becomes available.
The Lighthouse has several special amenities for the exclusive use of its residents and their guests. First and foremost is the Oasis which includes an outdoor pool and sundeck. There is also a formal English garden and a fitness and wellness center. Additional amenities include a clubroom, a lounge and a library business center. There will also be concierge service.
Some design features include the drama of floor to ceiling windows, base and crown moldings, large walk-in closets and luxurious master baths with soaking tubs and separate steam showers.
These condos are all equipped with a smart-home system by Nest. The intelligent thermostat component can save up to 20% on home heating and cooling costs.
The Townhouses of Hudson Harbor…
The Townhouses from phase I resemble New York City brownstones, but also somehow remind me a great deal of Georgetown in Washington DC. These homes are amply sized from roughly 3300 – 4500 sf with 3- 4 bedrooms each and dens that could also be realistically converted into bedrooms. One of the greatest amenities is their roof decks, many of which afford wonderful views of the Hudson River. Each unit also has an elevator which is a wonderful amenity for the vertical nature of these townhouses.
Initially the price points for these units started at $1 million and topped out at $2.5 million. Direct water views also play a significant role in pricing which partly accounts for the wide range. Further, some of the initial sales were pre-recession, which is also a contributing factor.
But as far as Hudson Harbor is concerned, that housing crisis is long since past. In 2015, two larger units (4520sf) sold for $2,250,000 and $2,625,000, showing that these prices are at, or above, their pre-recession high-water marks. In 2016, there were two sales of more moderately sized townhouses (3,283sf and 3410sf) sold for $1,950,000 and $2,075,000.
This is consistent with the general upward trend in higher-end housing and particularly true of walkable high-end housing with an easy commute.
The Carriage Houses:
The Carriage houses are a grouping of 27 town homes that take their theme and influence from the rich variety of carriage houses located at historic landmarks throughout the Hudson Valley region. They range in size from roughly 2200-2700 sf and were crafted from local materials. Even though this phase is not directly on the river, the surrounding courtyard provides wonderful landscaping and the river is just steps from your door.
Very few of the carriage houses were actually sold on the HGMLS, but in 2014, the median sales price was $1,300,000. No further sales have been reported though if you extrapolate from the gains seen in the townhouses from phase I, that would put the median price for a typical carriage house at around $1,600,000. This is obviously a gross approximation, but it does reflect the strong appreciation trend.
Westchester Magazine named one of the Carriage Houses as its 2012 American Dream Home. Below are two short slideshows from that event.
Commuting From Hudson Harbor…
Tarrytown to Manhattan – The Metro-North Hudson Line:
The Tarrytown to Manhattan commute is 38 minutes by express train on the scenic Metro-North Hudson Line. Tarrytown is a major stop along the Hudson Line and and express stop – so the community is well serviced. Although the Tarrytown to NYC commute is a short one you can easily find yourself a world away with some of the finest walking trails, historic landmarks Westchester has to offer. Yet you are still within walking distend of and high-end shopping and dining.
Commuting by Car:
Tarrytown has convenient access to most of the major throughways of Westchester County.
Access to Rockland County and New Jersey is just across the Tappan Zee Bridge on I-87 north. I-87 south provides easy access to Manhattan. The Saw Mill River Parkway and Sprain provide easy access to points north and south in Westchester Putnam, Duchess and the Bronx. The Saw Mill provides access centers such as Danbury CT, due east and the proximity to I-287 is key to an easy commute to other points of the county that are due east. White Plains NY is just about 15 minutes away. For a map of Westchester Parkways and Interstates – click here.
Sales History of Hudson Harbor…
Because Hudson Harbor is an on-going project, looking at sales stats and general outlook can be a bit tricky. To look at appreciation, resales are the best way to go, but they are going to be limited in quantity since due to the short time the development has been in existence. Many original sales were not on the HGMLS, which also complicates things.
For the condo buildings, I am including The Stonehouse, and the Lookout buildings. The Riverhouse only started selling in 2016 and therefore has no history to draw upon. The general price range is also somewhat different. The general trajectory has been that of steady increases. There was an odd peak in median price in 2014. That was an outlying year because Lookout North opened and there were several very high-end sales in that building which skewed the results. According to the HGMLS, from 2013 to 2016 there was a healthy 14% increase – about 4.7% a year.
For the townhouses, the price gains have been very strong. This reflects a strong need for this type of housing that is not being reflected in new construction or resale inventory. this shortage is expected to continue into the foreseeable future. Its a strong market which has been a force to be reckoned with at every price point. But the higher end is doing particularly well as there is a migration towards Westchester from NYC where prices are pushing people northward. The movement has been one of strong increases followed by a bit of “breather” and then another increase. But it averages out to about 8.5% a year.
(Note: that the sales recorded come from the town of Greenburgh and the HGMLS.)
Some additional links that might be helpful:
My Flickr Feed on the Tarrytown Lakes
Email: [email protected]
© 2012 – Ruthmarie G. Hicks – https://thewestchesterview.com – All rights reserved.