Gardiner · Active · Land
Lot 7, Shawangunk View Road
$189,000
6.2 ac · Perc tested · Power at road · Ridge views
The land
Six-point-two acres on a quiet town road in Gardiner, with the cliffs of the Shawangunk Ridge filling the western sky from the upper meadow. This is Lot 7 of a nine-lot subdivision approved by the town in 2006. Five of the lots have houses on them now. Lot 7 is one of the better ones: it rises gently from the road through second-growth woods (oak, maple, some hickory, a few big white pines) to an open meadow of about an acre and a half at the top. That's where you'd put the house.
The view is real. You see the ridge from the meadow year-round. In winter, with the leaves down, you see more of the valley floor too. You won't see it from the road, which most buyers like.
The work that usually scares people about land has been done. A deep-hole test and a perc test were done in April 2025 by a licensed engineer, witnessed by the county health department, at the meadow site. Results support a conventional septic system for a three-bedroom house. The report is on file and we'll send it on request. Power and phone/cable run on poles along the road. There's no well yet. The neighbors on Lots 5 and 8 hit water at 220 and 310 feet. Budget accordingly.
What it costs to build here
Rough numbers, because everybody asks. Driveway: about 450 feet from the road to the meadow, with a modest grade; figure $25,000–$45,000 depending on how much rock you hit. Well: $15,000–$30,000 at the depths around here. Septic: $25,000–$40,000 for a conventional system. Bringing power up from the road: $8,000–$20,000, more if you bury it. None of that is a quote. Talk to builders. I can give you the names of three who have built in this subdivision.
Land loans are different from house loans: usually more down (20–35%), shorter terms and higher rates. Plenty of people buy land with cash or a home equity line, then do a construction loan when they're ready to build.
The parcel, piece by piece
- Road frontage
- About 410 ft on Shawangunk View Road (town road, paved, plowed).
- Lower woods
- About 3.5 acres of mixed hardwood, gentle slope, a seasonal stream along the north line.
- Upper meadow
- About 1.5 acres, open, west-facing, perc site.
- Back woods
- About 1.2 acres, rocky, an old stone wall marks the rear line.
- Corners
- Surveyed and pinned, 2006; survey map available.
Facts
- MLS #
- 252104
- Status
- Active
- Type
- Vacant residential land
- Acreage
- 6.2
- Zoning
- Residential/agricultural (verify with town)
- Subdivision
- Lot 7 of 9, approved 2006; no HOA; shared road maintenance agreement for the private spur only (Lots 8 and 9)
- Taxes
- $2,640 (2025)
- School district
- A regional district shared with neighboring towns
- Utilities
- Electric and cable at the road
- Water
- None; well required
- Sewer
- None; perc test passed April 2025 for a conventional system
- Easements
- Utility easement along road frontage; no conservation easement
Estimated monthly carrying cost if you buy with cash: about $220 in property taxes plus a liability policy. With a land loan the payment depends heavily on terms; at 6.1% with 20% down over 30 years (rare for land) it would be about $1,190 including taxes.
Gardiner
Gardiner is the farm town just south of New Paltz, at the foot of the ridge: orchards, a few vineyards, a hamlet center with a general store, a brewery and a pizza place, and a lot of people who climb. The Wallkill Valley Rail Trail runs through the hamlet. The state park lands up on the ridge, with the lakes and waterfalls, are 15 minutes by car. New Paltz and the Thruway are about 15 minutes; Poughkeepsie and Metro-North about 35.
Walk the lot
You can drive by any time. To walk it, call or send this and I'll meet you.
Information deemed reliable but not guaranteed. Acreage and boundaries per 2006 survey.