[development opportunities]Brook Road

This development opportunity is situated in the eastern corner of Delaware County, close to the lively towns of Margaretville and Roxbury, and near ski mountains.

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Brook Road

This development opportunity is situated in the eastern corner of Delaware County, close to the lively towns of Margaretville and Roxbury, and near ski mountains. Positioned at a turn on Brook Road, the lot offers stunning northern views and features a brook that flows down to a larger stream at the site's base. Our plan involves constructing two buildings: first, a Cottage ADU with a deck extending over the stream, and second, a cabin in the field that capitalizes on the panoramic views.

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Standard: Cottage ADU, Modified Small Bar

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This development opportunity is for a couple seeking an exciting retreat that also generates significant rental income. It's a four-season rental designed to cover its carrying costs and quickly become self-sustaining.

[brook] Who is this for?

Who is this for?

The area in Delaware County, near Denver, New York, is an exceptional destination for outdoor enthusiasts year-round. During winter, the area transforms into a snowy haven, with nearby ski resorts offering a variety of slopes to cater to both beginners and seasoned skiers. The crisp, fresh air and breathtaking mountain views make every downhill run an unforgettable experience. Come summer, the landscape blooms into a vibrant playground for hikers, bikers, and nature lovers. Trails weave through lush forests and sparkling streams, inviting adventurers to explore the natural beauty of the Catskills. Whether it's gliding down snowy trails or wandering through green, sunlit paths, Delaware County near Denver is a treasure trove of outdoor activities set against the backdrop of the stunning Catskill Mountains.


[brook] The Location

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The Location

This exciting 6-acre lot features varied terrain and characteristics. The topography descends one hundred feet from south to north, with a stream marking the northern boundary. A brook traverses the site, flowing into the stream below. Brook Road borders the southern edge and curves uphill, while an unused logging road flanked by an old stone wall extends further. The western part of the lot, where the brook flows, is covered with deciduous forest, opening up to a field in the east that offers stunning views.

[brook] The Lot

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The Lot

For this development, we propose a two-phase approach to construct two cabins on the property. In the first phase, we aim to build our Cottage ADU beside the brook, featuring a deck that spans the stream, with the ADU on one side and a sauna on the other. In the second phase, we plan to adapt our Small Bar design to create an efficient and aesthetically pleasing cabin in the field on the eastern part of the site. This cabin will be designed to maximize the breathtaking views of the surrounding landscape.

[brook] The Development

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The Development

The first step in starting this project is purchasing the lot. If you're interested, please contact us, and we'll get going!

[Brook] Acquisition

Acquisition

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Project Timeline Acquisition

[Brook] Eagle View

Eagle View

[Brook] Site Map - Raw Lot

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[Brook] Pro Forma - Acquisition

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In Phase 1, we establish the project's vision and initiate groundwork. At this stage, you take on the role of a land developer, analyzing the land to craft a strategy that balances finances, timing, and functionality. We value both outdoor and indoor spaces equally, focusing on situating the house optimally in terms of design and cost. Strategizing your financing is also essential, covering both the initial investment and ongoing costs.


[Brook] Phase 1

Phase 1: Groundwork and Site Planning

[Brook] Timeline - Phase 1

Project Timeline Phase 1

[Brook] Site Plan - Phase 1

Site Map Phase 1

At HUTS, our site planning begins with an in-depth analysis of each lot, examining sunlight patterns, tree diversity, topography, natural features, boundaries, and zoning laws. This comprehensive understanding informs our tailored siting strategy, designed to enrich the intended experience and harmonize with the landscape and client preferences. We refine our approach through site visits and client feedback. For this lot, we aim to highlight the brook and the stunning views, ensuring they are central to our development strategy.

[Brook] Site Planning

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Site Planning

During the site planning phase, we craft a design parti, a unifying concept for the project, beginning with the lot's natural features. We design experiences that merge the terrain with our design and landscaping standards to fully realize each site's potential. At Brook Road, our goal is to offer two distinct design experiences that showcase the land's natural beauty: a cabin with a sauna in the woods, bridging the stream, and a house in the open field.  For the cabin, the journey begins with parking by the road and following a light-guided path through the forest. The house in the field is accessed by extending the driveway along an existing logging road, leading to a dramatic reveal of the views through a stone wall cut. This approach emphasizes thoughtful arrival sequences for both experiences, enhancing the sense of discovery.

[Brook] Design Concept

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Design Concept

To start the construction of the buildings, we will first pinpoint the central building zone on the lot, create a driveway, and set up power. Next, we'll design the septic system and determine the well's location, intending for both structures to share the same septic and well system. We recommend making your offer conditional on passing a perc test and obtaining septic design approval, though we anticipate no issues with this on the current site. Tree removal for the driveway and site preparation will be kept to a minimum to conserve the forest, allowing for the possibility of additional removal later if necessary.


[Brook] Groundwork Prep

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Groundwork Prep

Maximizing value begins with a clear understanding of your financing options. Typically, banks require a 20% down payment of the total cost as a risk mitigation measure, which can be met with either cash or the land's appraised value. Ideally, your investment should boost your home's value, especially if the land's appraised value exceeds your cash outlay. At HUTS, our approach focuses on achieving the key milestones deemed essential by banks for loan approval, ensuring that lots are fully entitled and ready for development.


[Brook] Financing

Financing

[Brook] Pro Forma - Phase 1

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In the second phase, we plan to construct the first cabin, a Cottage ADU. The design includes placing the ADU on one side of the brook and a sauna on the opposite side, connected by a deck that spans the brook, effectively positioning the main deck directly above the water.

[Brook] Phase 2

Phase 2: A Cabin and Sauna over a brook

[Brook] Timeline - Phase 2

Project Timeline Phase 2

[Brook] Site Map - Phase 2

Site Map Phase 2

In this phase, we will build a Cottage ADU that adheres closely to our standard design. Our classic 10’ x 20’ ADU is designed with usability and function in mind. It features dedicated sleeping areas for four, a fully-equipped galley kitchen, combined living and dining areas, a wood-burning stove, and a separate powder room.


[Brook] Standard Type

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Standard Type: Cottage

The babbling brook will be a central element of this cabin, with a deck designed to bridge over it, creating an outdoor living space. We plan to line the brook's path beneath the deck with stone to ensure its course remains constant and to carve out a natural swimming pool at its base. A circular staircase will lead down from the deck to the pool, offering easy access between the sauna and the pool for cold plunges. Discovering this enchanting retreat nestled in the woods will be a truly magical experience.

[Brook] Experience

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Experience

[Brook] ADU Sketch

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[Brook] Pro Forma - Phase 2

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In the third phase, we intend to build a modified Small Bar in the open field. Our goal with this house is to maximize efficiency, focusing on reducing square footage while enhancing the usability of the space.


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Phase 3: House with a view

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Project Timeline Phase 3

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Site Map Phase 3

The Small Bar stands as the Swiss Army knife of our Standards collection, embodying all the essentials within a beautiful, yet affordable design. Our plan is to maximize the footprint by incorporating a lofted sleeping area, while strategically situating the living spaces and kitchen to capture the breathtaking views. This approach not only emphasizes functional, good design but also enhances the living experience through thoughtful spatial organization.

[Brook] Standard Type: Small Bar

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Standard Type: Modified Small Bar

This home will be set gracefully in the field, designed to enhance the site's existing qualities. Utilizing the existing logging road, which already has electricity, the approach will take a dramatic turn through the cut stone wall, unveiling the breathtaking view. The structure will nestle into the slope. Upon arrival, the front of the house will present a more opaque facade, while the back will open up, inviting the expansive view out into the landscape.


[Brook] Experience 2

[Brook] Pro Forma - Phase 3

Phase 3-Proforma Brook Road

The completed property will captivate with moments of surprise and delight, creating a memorable experience. Financially, this project aligns with our preferred HUTS development strategy, striking a balance between personal enjoyment and investment viability. This requires a pragmatic approach: maintaining budgets while ensuring no compromise on aesthetics or functionality. The excitement in design moments has to be justified in the backside of the Pro Forma, what will make this place cool and draw revenue. Our experience confirms that this equilibrium leads to superior homes at competitive prices. A property offering a thoughtful, comprehensive experience stands out in the rental market, turning an interesting lot into a captivating home.


[Brook] Summary: Your Completed Property

Summary: Your Completed Property

[Brook] Site Map - Complete

Site Map Complete

[Brook Road] Webinar

See a recording of our webinar about this development opportunity, presented by our CEO, Wayne Congar. In this session, you'll get a more in-depth description of the project, and you'll also find answers to some of your pressing questions. It's an excellent chance to gain insights into our development process and see our approach in action.

Want More Details?

Leave us your information in the form below and we will reach out, you can also email us at hello@huts.com.  We will schedule a time to visit the lot with our HUTS buyers agent for you to walk the lot and feel the magic!  Once you purchase the lot we’ll send over our our HUTS scope we can kick off this development opportunity!  Let’s do this!

[Dev Opps] I am ready to go!  Now What?

I am ready to go!  Now What?

Embarking on the journey of home development can be intricate and we’re sure you have a lot of questions. We've compiled a list of 10 frequently asked questions about our development process.

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Development Opportunity FAQs

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[Dev Opps FAQ] How do I start this development?

Fill out the form at the bottom or email us a hello@huts.com.  We will set you up with the HUTS buyers agent who helps source and outline these development opportunities.  You can schedule a time to walk the property for a comprehensive understanding of the land and the proposed development.  Our team will support you from closing through the finished home and beyond.

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How do I start?

[Dev Opps FAQ] How will I finance this project?

We’ve seen many different financing approaches depending on our clients financial situations.  Typically though, we see a combination of cash upfront and a construction loan to permanent mortgage.  HUTS has preferred relationships with local banks in the areas we work since we find they have the best understanding of local development and can therefore offer preferable rates. The upfront cash is to purchase the property, for design and documentation and if possible for initial groundwork.   Banks typically require 20-30% of the total cost to minimize their risk. This can be in cash or appraised land value. Ideally, the more you can invest in the land less you have to give the bank in as a downpayment in cash better.

The remaining development expenses are covered by a construction loan. We suggest a construction-to-permanent mortgage, a 31-year loan that initially has an interest-only phase during construction. After construction completion and receipt of the occupancy certificate, it converts into a 30-year fixed mortgage. This loan option involves just one set of closing costs and reduces carrying costs during construction, which is vital for clients aiming to cover these costs with short-term rental income, thereby minimizing the duration of expenses without rental income.  

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How will I finance this project?

[Dev Opps FAQ] Does HUTS offer Financing?

HUTS does not provide financing as we are not a financial institution. However, we have extensive experience in navigating various financing structures for developments and are eager to assist. Our close collaboration with financing partners, who are well-versed in our business model and have a successful history with our clients, ensures expert guidance in this area.

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Does HUTS offer Financing?

[Dev Opps FAQ] Who will build this development?

We will source a build partner from our contractor network.  At HUTS we spend an enormous amount of time building and vetting an extensive network of contractors.  Our rolodex is particularly deep in the Catskills, Hudson Valley and Berkshires and we are continually adding new partners.  We think a lot about contractor bandwidth in terms of houses per year and execution quality in terms of price per square foot.  From the moment a client reaches out to us we are thinking about who will be a good fit to match them with based on who we know to be available with their timing, size and scope of the project and temperamental fit.  Building is a team sport and the client contractor relationship is critical for the project's success.


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Who will build this development?

[Dev Opps FAQ] Does HUTS do Design-Build or does it take a Design-Bid-Build approach?

At HUTS we take a hybrid approach that merges the best elements of both design-build and design-bid-build methods.  By selecting a contractor early on and engaging in a preconstruction contract, we work collabrativly to arrive at a final construction cost together.  In our experience this is by far the most cost effective way to build.  Since our houses are repeated products, as opposed to one off prototype designs, we know where pricing should be coming in and the levers that can be pulled in value engineering.  This gets us to a financiable, build ready project.  This method combines the benefits of both approaches. By bringing a contractor on board early for design and pricing, we gain the efficiency of a design-build firm. Yet, we're not restricted to a specific contractor, which means the competitive pressure of the free market can help lower costs. Many contractors in our network often have experience with several HUTS projects, making them intimately familiar with our detailing and construction techniques.


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Does HUTS do Design-Build or does it take a Design-Bid-Build approach?

[Dev Opps FAQ] Where do the rental figures come from?

Our rental estimates are informed by a blend of AirDNA data and local comparables. We set prices that are supported by the market yet avoid participating in a race to the bottom. In the regions we operate, the existing housing stock often falls short. Our distinct design and placemaking landscape strategy results in higher rental rates. Therefore, in our Pro Forma, we set rental rates slightly above the median prices from AirDNA, reflecting our design's value. We maintain a conservative stance on occupancy rates.

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Where do the rental figures come from?

[Dev Opps FAQ] Will HUTS be able to support me on the rental side?

We’re working toward better supporting our clients on the rental side.  With over 20,000 inquiries for HUTS services, we have tailored our standards and development opportunities to fit the needs of our clients and the market.  Although most of our audience may not undertake a HUTS project directly, they are enthusiastic supporters. We aim to offer them opportunities to experience staying in a HUTS property. Efforts are underway to facilitate this more effectively.


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Will HUTS be able to support me on the rental side?

[Dev Opps FAQ] How accurate are our construction numbers?

Our figures are estimates, but they are grounded in real numbers coming from current HUTS projects. With over forty active projects in the Hudson Valley, we have a clear understanding of construction costs. Groundwork expenses do differ based on each lot, taking into account factors such as house location, land grade, forest clearing, and more. We assess each lot individually to estimate these costs.


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How accurate are our construction numbers?

[Dev Opps FAQ] Why do you take phased approach to development?

We are happy to do as much or as little at once as our clients have an appetite for.  People live with their properties over time and we like to break it up into chunks they can break up over time.  Some of the main reasons we phase our projects are so that we can set a clear and feasible financial strategy to execute these projects.  We like to think about the development in terms of what can be done upfront in cash you have on hand and what can happen behind a construction loan.


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Why do you take phased approach to development?

[Dev Opps FAQ] Can I see other HUTS houses?

HUTS projects are private property, but if you reach out to hello@huts.com we can set you up with a driving tour so that you can see built and in-construction HUTS projects.

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Can I see other HUTS houses?

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*DISCLAIMER: All estimates, including both costs and revenue projections, are based on our research utilizing publicly-available data and our experiences on HUTS service engagements. The pro forma figures are not, in any way, guaranteed and are for illustrative purposes only.