728 Stump Pond Rd, Livingston Manor, NY 12758

Set on 2.5 private acres, on which the house sits about in the middle, the bonus here is the deeded use of scenic Sand Lake, a short and pretty stroll from the house. Entering from the welcoming front porch, the exposed rafters in the living room and throughout the ground floor reinforce the impression that this is a sturdy and well-designed home. The open concept kitchen, dining and living areas flow nicely, and include a breakfast bar and exterior access to the back deck. The propane-fired Jotul stove in the living room provides supplementary heat and a pleasing wintertime ambiance, while the kitchen features Shaker-style cabinetry and stainless steel appliances. The hallway off this area includes the one ground floor bedroom, with double-size closet, a full bathroom with shower, hook-up for washer and dryer and an exterior access to the side of the house, which is near the shed. The upstairs landing can be utilized as a home office, while 2 bedrooms are off to the left, one with a dormer window providing architectural interest. The master is off to the right of the landing, and is en suite, with a shower. But in the spacious bedroom itself, a steeping tub adds an almost sculptural, not to mention luxurious, element to the room. The finished walk-out basement adds a whole other world of space and uses. It's both a rec room, and a home theater; a space where the whole family can comfortably gather. It enjoys a decent amount of natural daylight too. The 2.5 acres have a number of nooks and crannies, with perennial landscaping adding bursts of color and interest throughout. Beyond the flower beds and the lawn out back, a fire pit area has been created just in the woods, still visible from up on the deck. Further in, the path leads to a sunny clearing, great for whatever games or pastimes you can dream up. There are 2 access points to Sand Lake which are deeded to the owners of this house, the closest of which are usable by only a very few owners, and is therefore blissfully peaceful. You can keep your canoe or kayak down there, and wade along the sandy bottom before the clear waters deepen for great swimming. In winter, grab your snowshoes for a cross-lake hike, or your rod for a spot of ice fishing. It's all on your doorstep. This property is just minutes from the food, shops and activities that have really brought Livingston Manor to people's attention in recent months.