2011 January | Landvest Blog

Jan

LandVest Sees Maine Farm for Sale Transition into Newly Restored and Operational Ararat Farm.
By LandVest

This entry is brought to you by Terry Sortwell and Shannon Thompson, who assist and advise real estate buyers and sellers of fine homes and estates and farms throughout mid-coast Maine.

We’re delighted to learn that Kelmscott Farm in Lincolnville, Maine, which LandVest sold in July 2010, is once again a fully operational farm after a few years as a private home. This beautiful property is composed of over 150 acres near the Maine coast and includes pristine woods, open fields, a renovated farmhouse and barns, an heirloom apple orchard, herb garden, and ponds. The property was most recently a private residence, but before that it was home to a not-for-profit rare breeds foundation, which offered conservation and educational programs on site.

Kelmscott Farm was purchased in July 2010 by a family from New York intent on helping it achieve its rich agricultural potential once again. Jed Beach and Emilia Carbone—both skilled and knowledgeable environmentalists, farmers and educators—were involved with the farm prior to its sale and are now managing it full-time. Check out their blog about their experience: The Farming Adventures of Jed and Emilia

Now, the newly christened Ararat Farms will offer seasonal vegetables, eggs, dairy, and pasture-raised meats through its Community Supported Agriculture (CSA) program. The farm’s stated mission is “to grow a range of products that comprise a holistic, plant-based diet for our customers; to grow high-quality crops with measurably superior flavor, nutrient density, and shelf life than standard grocery store offerings; and to use methods that are all natural, and that conserve and enhance our soil.”

We couldn’t be happier to welcome this new addition to our community.

See these other farm properties among our Maine waterfront real estate listings:
Eastern Bay Farm, a saltwater farm and island property for sale on North Haven, Maine
Coverly Farm, a waterfront property and saltwater farm for sale in Castine, Maine

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Jan

Boston’s South End Real Estate News: Renovated Appleton Street Home for Sale
By LandVest

Stunning transformation of a classic South End townhouse at 46 Appleton Street, in Boston, makes move-in easy.
This exquisite restoration has gracefully managed to preserve the rich and irreplaceable architectural detail of Boston’s South End while enhancing the home with state-of-the-art modern amenities and conveniences that today’s buyers expect. The top to bottom gut renovation spanned two years. The structures of the house were designed to maximize space and provide gracious entertaining opportunities. The 1868, 3,500-square foot, five-story row house in the heart of the South End was purchased in May 2005. The outside brick had been repointed prior to the purchase. The house had five fireplace surrounds that showcased nonworking fireplaces and other charming architectural details such as a stunning winding staircase, mahogany doors, original pumpkin pine plank floors, and nine-foot ceilings. The current owners hired architect Bill Salley to execute their vision.

The street level floor was completely removed and replaced with engineered floor joists and plywood sheathing, and then insulated. This floor can now support a grand piano. Additional steel beams and laminated wood beams were installed to reinforce the structure throughout the building. This floor retains the historical and very rare, golden-colored “pumpkin pine” flooring. Pumpkin pine was harvested during the mid-1800s in old growth forests from pine trees that had died but remained standing. It is no longer available. The flooring is completely repaired and restored.

A personal-sized elevator was installed and services each of the floor levels. The elevator is discretely concealed behind doors that match the adjacent décor. Original chimneys were dismantled and rebuilt from bottom to top, with new flue liners, fireboxes and hearths for each fireplace. The brick party walls around the chimneys were rebuilt. There are now three working gas fireplaces and three working wood burning fireplaces.

In addition, the home is completely rewired and re-plumbed to bring it into conformance with modern codes and conveniences. Insulation was blown into the party walls, which effectively blocks neighbor noise.

The concrete steps leading to the house have been completely remodeled, the handrails refinished, a new Fine Arts lighting fixture installed, and the original period mahogany door refurbished, with two etched glass windows (one original, one reproduced by Jim Anderson). The front brick sidewalk was leveled and the cobblestone tree “box” repaired.

Originally there was no roof deck. The owners put in a full set of stairs, with Sisal carpet runner, accessed from the top floor hallway. A 4’ by 10’ motorized gliding glass and metal skylight tops off the stairway, flooding the hall with natural light and permitting easy access to the roof deck. The deck spans the full width and ¾’s of the length of the roof. As the roof framing of the home was not built originally to support the additional load of a roof deck, a system was devised to spread the load via steel beams spanning the width of the building, upheld by steel posts that bear directly on the brick party walls.

The spectacular roof deck tops off an incomparable home that was designed and executed with the attention to detail and finest materials that exemplify the tradition of Boston’s architectural and historic traditions. There is no finer living available in the South End.

This Blog post was brought to you by Mary-Elisabeth Jones who works with buyers and sellers of distinctive properties in the Boston, Cambridge and Concord, MA areas.

Click to view more Boston Real Estate for sale.

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Jan

Keith Ross of LandVest Leads N.E. Forest Conservation Initiative
By LandVest

LandVest Senior Advisor Keith Ross is a leader in the effort towards collaborative land conservation. In a recent article that appears in the fall edition of Northern Woodlands magazine, Conserve More Land Today through Parcel Aggregation, he promotes this concept of collaborative “aggregation” of woodlands; combining or “bundling” preserved land from separate owners into one larger project. This process conserves large landscapes and attracts interest from motivated landowners and investors alike.

The strategy may seem like a difficult feat, but recent examples in New England prove this is feasible and beneficial. In Western Massachusetts, seven land trusts are working together to obtain funding to buy conservation easements for more than 10,000 acres of timberland owned by 71 landowners, and have raised over seven million dollars to-date. Several other areas throughout New England have been replicating this land aggregation concept and have been successful lowering costs related to conservation easement monitoring, and appraisals.

Why is land aggregation beneficial for land owners?

Not all forest conservation projects are significant enough to be completed as stand-alone individual projects. Most are smaller acreages that have significant ecological values to maintain large forest blocks or protect lakes, ponds, streams, wildlife habitat, etc. By grouping these projects together they can attract funders that don’t normally focus on small individual projects and the costs of the transactions can be reduced by grouping together the appraisals, negotiations, baseline documentation, etc.

Why is land aggregation beneficial for the land?

Most forest land conservation projects are not the highly visible road frontage pieces people drive by every day, nor are they the large mega acreage tracts that are conserved up north. Most are much smaller tracts that are important to knit together to ensure we have large blocks of forest necessary to ensure the production of clean air and clean water that support all of us.

For more information on Collaborative Land Conservation Contact Keith Ross

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Jan

Maine Real Estate News: Skye Farm, recognized as “Best Property in America” and “Editors Pick” is For Sale.
By LandVest

This blog post was brought to you by John Scribner who assists buyers and sellers of distinctive Maine waterfront, Maine farm and Maine vacation properties in the Southern to Mid-Coast Maine area.

Located just an hour drive from Portland, Maine, Skye Farm is an absolute treasure for a potential owner. Recently selected as an “Editors Pick” in Architectural Digest, and chosen as one of the “Best Properties in America” by The Week, the farm has been recognized for its remarkable attributes and opportunities.

Built in the late 1800s, this Waterford property represents one of the finest Gentleman's Farms in Maine.

The farm was originally owned by Frank Morse and run as an apple orchard for a number of generations of the Morse Family. The farm was then converted to more of a Gentleman’s Farm in the early-mid 1990s, and a number of different activities have gone on at the farm in the past 20 years. The current owners of Skye Farm have raised Highland Cattle and Ringneck Pheasant; they have maintained the orchard, and have added more opportunities for family activities such as a tennis court, a regulation croquet lawn, a man-made 1.5± acre pond for swimming, and converted a barn into a wonderful entertainment area.

The seven bedroom farmhouse with 180± acres of land was originally built in the mid-1800s and boasts seven bedrooms with five bathrooms, sauna, whirlpool, media room, and full workshop, as well as many components and equipment to complement the orchards and farming aspects of the property. An added asset is the 1,550± feet of frontage on McWain Pond with a cottage at the waters edge and a dock system with moorings.

Sited in Waterford, Maine , in the foothills of the New England White Mountains of Western Maine, Skye Farm is a short drive to some of the best skiing and hiking in the Northeast, including Shawnee Peak, Sunday River, Mt. Abrams, and Sugarloaf. It is also just an hour from North Conway, NH and the outdoor adventure activities of the Presidential Range and the Appalachian Mountain Club.

Whether you choose Skye Farm to be a private residence growing into a generational four-season family property, or maybe a Gentleman’s Farm with raising of livestock, or even a superb equestrian facility, and just maybe a relaxing country bed and breakfast, Skye Farm offers tremendous value for any buyer.

For more information or to arrange for a visit to Skye Farm , please contact John Scribner at 207-874-2057 or jscribner@landvest.com.

LandVest offers other Gentleman’s Farms and equestrian opportunities throughout New England.

Click to view additional extraordinary Maine properties for sale

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Jan

Real Estate Tax News – Land Owner Tax Incentives Extended
By LandVest

Great News For Land Owners and Those Interested in Purchasing Large Tracts of Land for Sale - Enhanced Tax Incentives Extended

This blog post was brought to you by Terry Boyle who assists buyers and sellers of distinctive and complex real estate transactions on the South Shore and South Coast/Buzzards Bay real estate markets of Massachusetts.

As fall turned into winter in 2010, there were the usual year end jitters for retailers, travelers, and college football fans, but this year, there was another group not typically included in those biting their nails when the New Year approached: large land owners, land conservation groups, open space advocates, and real estate advisory firms like LandVest. This last group was taking its turn looking into the great unknown of the New Year due to the United States Congress debate on whether it was still appropriate to offer federal tax incentives to private land owners in return for their permanent voluntary donation of land development rights.

Further, even if Congress did decide to continue the program and offer incentives, it was unknown at what rate.

Background: Since 1891, when the first regional land trust in the US, The Trustees of Reservations, was founded, land trusts (or conservancies, or trusts) have been working to conserve or protect a variety of real estate that is seen as having inherent value, including, but certainly not limited to: land, natural resources, cultural resources, scenic corridors, archeological sites or battlefields, and marine resources. The Land Trust model now exists, in some form, throughout the world.

Land trusts in the United States typically use a Conservation Easement (or Restriction) to memorialize an agreement between the owner of the land or resource and the organization. This easement or restriction exists in perpetuity and becomes appurtenant to the property. In return for this restriction of property rights, an owner in the United States typically receives a federal and in some cases a State tax credit.

The Conservation Easement does not have to completely restrict the property. The Conservation Easement is a flexible document that can be crafted to ensure that the private landowner is allowed to continue to own and use the land. Land trusts can hold easements on protected property that allow for continued recreation in the form of hunting, hiking, camping, wildlife observation, or other responsible outdoor activities. It is also typical that easements can allow for continued agriculture, ranching or logging on the protected property if appropriate.

The federal tax benefits to the private landowner expanded in 2006 when new legislation signed by President George W. Bush expanded the amount that conservation easement donors could deduct. With the passage of the Farm Bill in the summer of 2008 these expanded federal income tax incentives were extended such that they also applied to all conservation easements donated in 2008 and 2009.

These expanded tax incentives expired at the end of 2009, and it became difficult to predict the future of this federal tax incentive program. By mid 2010, land owners, land conservation groups, agricultural and timber groups, and real estate advisors were all forced into “wait and see” mode. Ultimately, at the end of 2010 Congress renewed without change the enhanced tax incentive for private landowners who protect their lands with voluntary conservation restrictions. The enhanced incentive will now be effective through December 31, 2011, and it is retroactive to January 1, 2010.

Conservation-minded landowners now have until the end of 2011 to take advantage of the enhanced incentive for donating voluntary conservation restrictions to permanently protect important natural resources on their lands. The continued enhanced incentive:

Raises the deduction a donor can take for donating a voluntary conservation restriction from 30% (pre 2006) of their income in any year, to the current rate of 50%; and
Increases the number of years over which a donor can “spread” deductions from the gift from 6 years (pre 2006), to the current rate of 16 years.
Landowners who can claim more than 50% of their income from farming or forestry can claim up to 100% of their annual gross income in charitable donations for conservation easements.

This continued tax incentive is an essential component in some real estate valuation scenarios and should be completely understood by land owners before making decisions concerning a real estate asset with some measurable “land component”. LandVest has extensive experience helping landowners understand and explore the options provided by the donation of property rights for charitable purposes.

March 2011 will mark the 10th anniversary of the Pingree forest easement which was conceived and directed by LandVest Senior Advisor Keith Ross when he was the Vice President and Director of Land Protection for New England Forestry Foundation. At 762, 192 acres Pingree forest conservation is still the largest in the country.

If you would like more information please contact Terry Boyle Tboyle@landvest.com.

Click for more information regarding LandVest’s Conservation and Real Estate Consulting Services.

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Jan

North Shore, MA Real Estate News: Spectacular Lipton Tea Estate on Infamous Marblehead Neck For Sale
By LandVest

View from the Marblehead Neck Estate Tea House

How does one bear to part with this exquisite property situated on a hilltop at one of the farthest most points of Ocean Avenue on infamous Marblehead Neck? It seems as though not many can. In fact this spectacular residence has only been inhabited by two families since the 1880s when W. Gardner Barker, the founder of Lipton Tea had the house built on the most spectacular site in all of Marblehead with panoramic views of the open Atlantic as well and glimpses of Marblehead Harbor. “This is certainly one of the best North Shore, MA real estate offerings on the market” says LandVest’s Lanse Robb, who is the North Shore’s leading luxury real estate broker. The current owners, Dr. Adams and his family have remodeled this five-bedroom home with a newer kitchen while maintaining much of the old world charm of this shingle-style Victorian with the wood paneled library, ocean-facing living room and dining room still remaining. Perhaps the most unique feature of this Marblehead, MA property is the site on which the house is located – offering views of the North Shore’s picturesque coastline. The grounds are truly stunning with rolling lawns, natural rock outcroppings, a majestic 100-year-old Copper Beach tree, a mesmerizing tea house perched on the ocean’s edge, and a lower terrace built into the rocks with outdoor fire pit. The current owners reminisce “We feel fortunate to have lived in such a visually spectacular place. We love the ocean and we love that we are so close to all that Boston has to offer. The Lipton Tea family certainly scoped out THE best place to live on the North Shore of Massachusetts. We have had the pleasure of a private beach which we share with two properties. We have spent countless hours collecting sea glass, tide pooling, having lobster races on the deck (before we cooked them) and later years kayaking from the beach. The kids now love to have a fire at night down on the other side of our property – on the lower terrace, a great place to throw a party. There is nothing better than throwing a small dinner party in the tea house when it is a full moon. “

The Marblehead Neck Waterfront Estate is located at 405 Ocean Avenue in Marblehead MA. Click link for more information.

Click Lanse Robb to find out more about the North Shore’s best real estate broker.
Click to view more North Shore, MA real estate offerings for sale

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Jan

Middlesex County Real Estate News: High-End Market Watch
By LandVest

Middlesex County, Massachusetts, is the most populous county in New England and is located west and northwest of Boston. It contains some of the wealthier towns in Massachusetts and was recently ranked 10th in the country in terms of the number of millionaires. It includes urban, suburban, and rural areas reaching from urban Cambridge, home to Harvard University and the Massachusetts Institute of Technology, to the New Hampshire border. Within Route 95/128, towns with high-end real estate include Belmont with its attractive historic Belmont Hill section; Lexington of Revolutionary War fame; Newton particularly the Chestnut Hill area and home to Boston College; and Winchester with wonderful vistas across the Mystic Lakes. Between Route 95/128 and Route 495, along the Route 2 and Route 20 corridors, Carlisle, Concord, Lincoln, Sudbury, Wayland, and Weston are small historic towns that have maintained a sense of their rural past. Sherborn is an anomaly linked more to the neighboring equestrian towns of Dover and Medfield in Norfolk County. Outside Route 495, Groton is notable for its early 19th century architecture, substantial farm land, and two highly-regarded boarding schools: Groton School and Lawrence Academy.

Active Listings and Sales $2,000,000+, Q1-Q3, 2000-2010

In Middlesex County, Massachusetts, in the first three quarters of 2010 the inventory of high-end listings grew to nearly record levels (182 listings vs. a peak of 187 in 2009). Q1-Q3 high-end sales peaked in 2006 (98 sales) and 2007 (105 sales). The past three years have seen considerably less activity in the first three quarters: 88 sales in 2008, 45 sales in 2009, and 57 sales in 2010. The uptick seen in the first quarter was sustained in the first half, but lagged again in the third quarter. Towns with high-end sales in the first three quarters of 2010 are Belmont, Cambridge, Concord, Lexington, Lincoln, Newton, Wayland, Weston, and Winchester.

Highest and Average Sale, $2,000,000+, Q1-Q3, 2000-2010

Q1-Q3 sale prices peaked in 2004-2007 at the $6,000,000 to $7,000,000 level with an anomalous $10,000,000 sale in 2008 in Weston. In 2010, the top sale in the first three quarters was $6,500,000 in Chestnut Hill (Newton). Average Q1-Q3 sales prices are generally more stable in the range of $2,600,000 to $2,900,000 over the past ten years. In the first three quarters of 2010 the average sale price was $2,703,238.

Days on Market, Sales, $2,000,000+, Q1-Q3, 2000-2010

Days on market for Q1-Q3 high-end sales have varied dramatically over the past 10 years. In the first quarter of 2010, properties that did sell, sold quickly, while in the second and third quarters days on market have increased, but are better than in 2009. Average days on market for the first three quarters were 180 vs. 240 in 2009 and 173 in 2008. Despite the continued uncertainty in the market, special properties expertly presented and well priced are selling.

Sales by Town, $2,000,000+, Q1-Q3, 2000-2010

Nine of the 54 cities and towns in Middlesex County, Massachusetts, had high-end sales in the first three quarters of 2010. Over the period 2000-2010 Weston is the leader with 207 sales followed by Newton (183), Cambridge (128), and Concord (97). On a population-adjusted basis, Weston is also the leader by a 3-fold margin followed by Concord and Lincoln.

This Carlisle Land property is currently under agreement

Monument Street Estate is currently for sale in Concord

This post was brought to you by Stewart Young (syoung@landvest.com). Whether it’s an elegant Greek Revival in Lincoln, a 130 acre farm in Medfield, or a waterfront summer estate on Stage Harbor in Chatham, Stewart advises buyers and sellers of some of the most distinctive properties in Massachusetts with a focus on Cape Cod, the Metro West area of Boston. View Stewart’s current Real Estate listings.

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Jan

Cape Cod Real Estate News: High-End Market Watch
By LandVest

Cape Cod is internationally famous as a summer resort area and is increasingly popular for retirement living. It features miles of beaches, natural attractions, historic sites, art galleries, and four star restaurants and hotels. Outdoor activities include world class yachting, coastal and deep-sea fishing, numerous public and private golf courses, and a wide variety of other informal summer sports. The Cape is just 75 miles from Logan Airport in Boston, Massachusetts and T.F. Green Airport in Providence, Rhode Island. Executive jet services are available at the Hyannis airport and there are several other smaller airports.

Cape Cod is divided into four regions: Upper Cape, Mid Cape, Lower Cape, and Outer Cape, each including several towns and villages. Upper Cape towns include Bourne, Sandwich, Falmouth, and Mashpee. Mid Cape towns include Barnstable, Dennis, and Yarmouth. Lower Cape towns include Harwich, Brewster, Chatham, and Orleans. Outer Cape towns include Eastham, Wellfleet, Truro, and Provincetown.

Active Listings and Sales, $2,000,000+, Q1-Q3,
2000-2010

On Cape Cod, Massachusetts, in the first three quarters of 2010 the inventory of high-end listings grew to historic levels (252 listings vs. 211 at the same point in 2009). Q1-Q3 high-end sales increased by 27% compared to last year (38 sales vs. 30 at the same point in 2009). The peak for Q1-Q3 sales was 60 sales in 2006. 2009 sales were the lowest since 2002. It is interesting to note that the first quarter 2010 performance was lagging 2009 (5 sales vs. 8 in 2009), but surged ahead in the second and third quarters. In June we reported seeing a burst of energy across LandVest’s markets and the positive trends continue. We are cautiously optimistic that the reminder of the year will see increasing activity in the high-end market.

Highest and Median Sale,
$2,000,000+, Q1-Q3, 2000-2010

Q1-Q3 sale prices peaked in 2006 with a sale in Osterville at $12.5 million that remains the record sale for Cape Cod. In 2010 the top sale to date is $7.5 million for a LandVest listing in Cotuit that sold for $1,500,000 above the asking price. The next three highest sales were $5.8 million for a property in Centerville that was on the market for 2,180 days starting at $9,800,000, $5.8 million for a property in Truro, and $5 million for a property in Chatham. The median value for high end sales in the first three quarters of 2010 was $2.5 million, down 12% from the same period in 2009, but the same as in 2008.

Days on Market, Sales, $2,000,000+, Q1-Q3, 2000-2010

Days on market for high-end properties sold during the first three quarters of 2010 grew substantially to 531 days compared to 253 days for the first three quarters of 2009. This increase is skewed by the sale of the property in Centerville after 2,180 days, although there were several other properties selling after 3 years on the market. In 2006-2008, the average days on market for sales in the first three quarters of the year ranged from 212 to 290 days.

Sales by Town, $2,000,000+, Q1-Q3, 2000-2010

For the past few years the high-end market on Cape Cod has broadened as the perennial top markets have been perceived as being too expensive and as buyers have bid up the prices of special properties in other towns. In the first half of 2010, the market seemed to be contracting, but it has broadened in the third quarter. Cape Cod towns with high-end sales in the first three quarters of 2010 include the leader, Barnstable, (with 8 of the 14 sales in the village of Osterville), followed by Chatham (11), Harwich (3), Orleans (3), Falmouth (2), Provincetown (2), Bourne (1), Truro (1), and Yarmouth (1). In 2006, 13 of the 15 Cape Cod towns had high-end sales.

Wychmere Harborfront Estate is currently available for sale in Harwich Port

Fairview Waterfront Compound is currently for sale in Woods Hole

Click for more information about Cape Cod Real Estate for sale.

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Jan

Camden Maine Real Estate News: Portland Magazine chooses Norumbega Castle in Camden as House of the Month
By LandVest

This entry is brought to you by Terry Sortwell and Shannon Thompson, who assist and advise real estate buyers and sellers of fine homes and estates throughout mid-coast Maine.

$2.475 million buys Norumbega Castle -Portland Magazine’s House of the Month.

Located within walking distance of Camden's village center, Norumbega Castle is a Maine coastal landmark.

Anyone who has ever visited Norumbega Castle will understand why Portland Magazine chose it for their December House of the Month. In this article, Colin W. Sargent extols the many reasons why this property earned its winning title. “Built by Joseph Stearns in 1886, Norumbega Castle in Camden, Maine was originally used as a summer vacation house. Designed by architect Arthur Bates Jennings, the castle has become famous in recent years as a popular inn where both movie stars and politicians alike have resided. Among such public figures associated with the inn include House Speaker Newt Gingrich as well as Dustin Hoffman, who was actually denied a room because they were all booked and he did not have a reservation. This holiday season, Norumbega is being sold by LandVest as a single family home, “which it was until the 1980s,” says listing agent Terry Sortwell. Though the castle is still well suited for continued operation as a luxury lodging facility, it also has the capability to be restored to use as a private residence. Surrounded by 3.95 acres of landscaped grounds, the building features 13 en suite guest rooms as well as elegant common areas featuring exquisite architectural detail including ornate wood paneling, exposed beams, parquet floors and elaborately handcrafted fireplaces.” We agree with Colin!

Click for more information on Norumbega Castle

Click to read the Portland Magazine article in the LandVest News

Visit Portland Magazine

Click to view additional properties in the Camden Maine area

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Jan

A Grand Concord, MA Estate Renovated to Accommodate Lifestyles of Today’s Real Estate Buyers
By LandVest

In the early part of the 20th century, the Boston affluent built stately brick colonial revival mansions, offering their families gracious, flexible floor plans, large rooms, abundant natural light and elegant interiors. Many of these great estates have been carved up or allowed to suffer from deferred maintenance. Few grand estates remain on large pieces of land, with their gorgeous views and beautifully designed landscapes preserved. Even fewer have been thoughtfully and expertly renovated to accommodate today’s lifestyles.

The Great Meadows Estate Pool House in Concord, MA

One of these rare gems is Great Meadows in Concord, Massachusetts and is currently for sale. On a private road close to Concord Center, with commanding views over the Concord River, and protected by abutting parkland, this magnificent brick home is set in a spectacular landscape and shines with meticulous care and maintenance. The 9,568-sq.-ft. impeccably renovated c1913 Colonial Revival has five bedrooms, six full and two half-baths. The amenities include an eye-popping pool house, media room and caterer’s kitchen, gym, swimming pool, tennis court, fenced-in grounds guarded by a gatehouse and extensive security system. (more…)

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