Lakeside 2900 s.f. 2 story close to GF, Sar Spgs, Albany

House is located on 1 acre in the Town of Hadley, Saratoga County.  Outstanding views of Sacandaga Lake and the foothills of the Adirondacks.  A 150’ exclusive use, Sacandaga Lake access permit is included in the sale.  Two additional Adirondack Park approved building lots are available but not included in this sale. 

About the house:

House is 46 wide X 34 deep, and has 7 generous sized living rooms, plus a pet room, 3 full bathrooms, 6 closets (most are walk-in),  walk-in-pantry, 2 entry halls, and an attached 2 car 22' X 25' garage

Attached garage is insulated and sheet-rocked and rests on separate foundation

Basement is of poured concrete, unfinished, insulated, full 8ft ceilings

Attic expansion possible.  Approx 600 to 700 sq ft with up to 8ft ceiling

Open side deck -- 16 ft wide, 34 ft deep and secured to foundation wall

Foundations:  1 around house perimeter and a 2nd under the center portion of the house.

There are 2 fireplaces, one in the great room and the other directly overhead in the master bedroom.  The great room fireplace is floor-to-ceiling granite stones with a bluestone mantle and granite hearth.  Master bedroom fireplace is also hand-laid granite, from floor to the oak mantle.  Outside fireplace walls are from the ground to the roof peak, with a bluestone cap.  Each fireplace has its own chimney within the fireplace structure.  

All floor joists are TJI’s.  TJIs offer almost no twisting or warping, very little dimensional shrinkage, and are stiff and strong. 

1st floor ceiling height is 9 ft, except great room is 10 ft and part of the kitchen is vaulted and has a sunlight installed.  2nd floor ceiling height is 8 ft, except the 20 x 22 master bedroom has cathedral ceiling.

Roof rafters are 2” x 10”.  Cross members are 2” x 6” and are set to allow for 8ft ceiling if expansion is desired.

2 steel beams were used to support 2nd floor joists. 

House framing uses 2” x 6” studs. 

Heat is hot-water baseboard, using oil fired boiler.  Actual gallons of oil used has been approximately 1,000 gallons annually for the period 2005 to 2010.  Oil furnace also heats the hot water for the house year round.  House is well insulated.

Hardwood floors throughout the house except walk-in pantry and the under-the-front-stairs closet (all high-grade vinyl), and the entry hall, kitchen, bathrooms, and pet room (ceramic tile).    

Kitchen cabinets are Wood Mode’s Brookhaven line.  Kitchen counter-tops are formica. 

All windows and 2 external doors, a slider and a French style,  are Anderson, all with low-E glass.  Lots of window area, especially looking out towards lake and mountains.  Views are outstanding.

About the property/neighborhood:

Current local and county property and school taxes on house and land total about $4,000 and are primarily for the Town of Hadley, Saratoga County, NYS. 

The house is the only one on Kathan Rd. that is located in the Town of Hadley, a low tax district for Lake properties.  A small portion of the building lot is in the Town of Day.  Saratoga County surveyors confirmed the house was to be taxed by the Town of Hadley and the land taxation was split between the two Towns per the survey results. 

To my knowledge, there has been no Hadley property re-assessment since 1995.  Town of Day re-assessed twice over the past 10 years.  For comparable properties, Town of Hadley taxes are lower than the Town of Day. 

Over the past 2 decades, Kathan Road (approx. 1.5 miles in length, is a shortcut from South Shore Rd. to North Shore Rd.) has become a highly desireable locale for house construction or reconstruction.  Residents generally consider that Kathan road is safer and more private than either South or North Shore roads, the principal traffic carriers around the Lake, and where most of the Lake structures are erected.   South/North Shore roads have a speed limit of 45 mph.  Contrasting, Kathan Rd. has a posted speed limit of 35 mph, a posted weight limit of 4 tons, and carries much less traffic throughout the year.  Further, Kathan road houses are generally more convenient than other Sacandaga Lake houses to Saratoga Springs, Glens Falls, Queensbury, Lake George, Clifton Park, Latham, and Albany.  Northway exits 16 and 21 are about 25 minutes from Kathan Rd. 

There are about 90 living structures on Kathan Rd., about 15 of which are lived-in year-round.  In the last 10 years or so, there has been about 10-15 major upgrades and/or new house additions/constructions. Most of the new/revised structures have invested values exceeding half million $ and provide the capability to live year-round.