One Big Space, Two and a Half Long Years

By John B. Turiano

When a single family home is purchased in Westchester, it’s the general rule that, given at least a bit of time, it will sell for at least what was paid for it, if not more. Owning a piece of Westchester real estate is one of the safest bets around, declining national real estate trends be damned.

But there are exceptions to every rule and the European-style country house Provence in Pound Ridge is one of them. For two and a half years, the 4,082-square-foot ranch has been on the market. The original asking price was $2.875 million in October 2005 (the owners originally paid $2.6) and has yet to sell despite three price reductions. It’s currently listed at $2.275 million.

Provence certainly has its selling points but what it does lack, however, is interior walls. At least enough of them. “Think of a barn space,” says realtor Barbara Harris of Houlihan Lawrence in Bedford. “Most people want a more traditional layout, with walls separating rooms.” The foyer, kitchen, great room, living room, and dining room all encompass one open space. All the rooms open to the outside.

Another issue may be the question of bedrooms—or lack thereof; just two in a house with more than 4,000 square feet. A studio guest cottage only somewhat alleviates the low number of bedrooms.

So, the selling points?

The house is crafted of fieldstone on two acres in an estate area that’s a short to walk to Scotts Corners. There’s a separate library/media room (with four walls, imagine!) as well as five fireplaces, and a master bedroom with his/her baths.

The owners, who are retired and were in the construction business, have moved out of state and taken all of their belongings. “A vacant house is harder to sell,” says Harris. “Buyers have trouble visualizing completely empty spaces.” She would like to stage Provence but the owners have refused. Harris says they’ve had several accepted offers over the years but they’ve all fallen through for various reasons. “It would be perfect for an older couple who doesn’t want to go up and down stairs,” Harris say.

And who don’t have lots of family pictures to hang on walls.

Sale Price: $2,275,000
Original Price: $2,875,000 (reduced 3 times)
Price/sq ft: $557.32
MLS#: 2801644
On Market Since: October 2005
Address: 10 Kinnicut Road, Pound Ridge
Street Type: Cul-de-sac
Style: Ranch
Exterior: Stone
2 BR, 4 full baths and one half bath, 4,082 sq ft
Acres: 2
Year Built: 2002
Taxes: $32,492
School System: Fox Lane
Pluses: master BR with his/her baths, 5 fireplaces, 7 pairs of French doors, deep crown moldings in all rooms, hand-stenciled wide plank floors in great room, in-ground heated pool, studio guest cottage, deer-fenced property, electric gates, heated three-car garage, raised bed gardens with rose bushes and peonies
Minuses: untraditional “barn” layout not suited for families
Agent: Barbara Harris, Houlihan Lawrence Bedford (914) 234-9099, x323/(914) 649-1000; bharris@houlihanlawrence.com.