355 Greene Road South Woodstock, Vermont 05071

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Property Description

Using words to describe Star Hill Farm is a poor substitute for what is actually there, hidden on a hillside, completely private off the end of an unassuming road with gorgeous views in the heart of South Woodstock, Vermont. The photos help, as does video, but nothing compares to seeing it in person and taking it all in with your “boots on the ground.” The land alone is worth a visit, as each acre collectively defines a mesmerizing 183.7+/- acre oasis over gorgeous terrain populated with trails and stone walls, meadows and pastures, young and old growth forests, springs and wetlands. From valley floor to the top of Meetinghouse Hill, you will be inspired by its beauty.

After passing through the gated entrance and winding up the hill, you will be greeted by the farmstead’s original late-1700s cape and barn—both meticulously rebuilt and updated with exposed hand-hewn beams and modern mechanicals. Reimagined as a two-bedroom, two-bath guest house and a party barn overlooking the swimming pond, these classic hill-farm structures reflect the areas enduring historic charm.

The private road then continues up the hill to the custom-built residence, completed in 2010, with a red gambrel barn gymnasium. The home is designed as three functional living areas: the center core for cooking, gathering and entertaining with second level loft; the owner’s quarters west of center with two bedrooms on the first level and the primary bedroom suite on the second; and a third area east of center as the guest wing with three first-level bedrooms, a second-floor game room and an adjacent eight-bed bunk room. All seven bedrooms are ensuite and there are three additional powder rooms.

In the front of the home facing south is a four-story octagon, reminiscent of a silo, with a wine cellar at its base and flexible multi-use spaces each floor above. It is also next to the front courtyard with covered porch, raised stone fire pit, kitchen herb garden and soothing views across the valley below to moutains beyond. Several French doors connect the center core to this beautiful outdoor gathering space.

East of the guest wing is the attached gymnasium. Designed as a classic gambrel barn, framed with steel, and specifically built for indoor sports, it is a commercial grade year-round athletic facility. Underneath the gym, is a heated 6-car garage, mudroom and bathroom.

The interior of Star Hill is like a grand lodge in the American west. The exterior with white cedar shingles, covered porch and red gambrel barn is traditional New England as is the guest house. The systems and mechanicals are all professional grade. The finishes and craftsmanship are consistently superb. The atmosphere is comfortable, relaxed and fun. To make the change in ownership easier, the home and guest cape are being offered furnished.

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Property Summary

·       183.7+/- Acres

·       Private location with pastoral and mountain views, fields, woodlands, sunsets

·       Built 2010

·       7 bedrooms, 10 bathrooms, 11,470 square feet

·       All bedrooms are ensuite

·       5 Interior woodburning fireplaces, 1 exterior

·       Attached 3,400 square feet gymnasium w/6-car garage underneath

·       Guest house – 2,266 sq. ft. w/2 bedrooms, 2 bathrooms. 1 wood burning fireplace and sunroom

·       Landscaped – Perennial gardens and kitchen herb garden

·       Landscaped – Stone walls capped in granite, granite walkways and stairs with wooden rails

·       Stone firepit capped with granite

·       Fiber Optic Internet

·       Restored Post & Beam barn with ½ bathroom, laundry and exterior shower next to pond

·       Spring-fed swimming pond

·       Geo-cooling & 10KW Wind Turbine

·       Hiking, fishing, hunting, xc skiing, mountain biking, sledding

·       Open lands suitable for farming or equestrian pursuits.

·       Nature: forest wildlife sightings: deer, fox, turkeys, black bear, varieties of birds

·       Extensive woodlands with trails, areas suitable for maple syrup production

·       Includes the top of Meeting House Hill, with views of Killington west & White Mtns east

Interior Features

1.     Residence Designed by Vanecko, Ltd Architecture & Design, Cambridge MA

2.     Built by Savelberg Construction of Woodstock completed in 2010.

3.     The interior of the residence is comprised of three main areas:  the center core for cooking, gathering and entertaining; the owner’s quarters west of center and guest wing east of center.

4.     To the right of the guest wing is an attached gymnasium designed as a gambrel barn. Underneath is a heated 6-car garage with mudroom

5.     In the front of the home to the left is a 4-story octagon with wine cellar below grade, and flexible multi-use spaces on each level above.

6.     The home is located and designed to take full advantage of its bucolic surroundings with southern exposure, complete privacy and gorgeous views of the cascading hillsides and ridgelines beyond

7.     There are 7 bedrooms each with ensuite bathrooms and 3 additional powder rooms.

8.     The 2nd level primary bedroom suite on the west end includes a field stone fireplace, private exterior deck with fireplace, walk-in closet with floor-to-ceiling cabinetry, bathroom with brushed-steel tub, fireplace and double shower with radiant heated walls and bench

9.     On the first level below is another primary bedroom suite with fireplace and full bath with a third adjacent ensuite bedroom

10.  The guest wing includes 3 ensuite bedrooms on the first level, a game-room common area on the second level and a bunkroom with 8 beds and an ensuite bathroom

11.  A foyer with cathedral ceiling running north to south connects the guest wing to the central part of the home which contains the kitchen, living room and overhead loft

12.  The kitchen is designed to be fun and functional with plenty of space for people to gather. It has a center island, custom cabinets, commercial grade appliances, sitting area and fireplace

13.  The living room is defined by its massive field-stone fire place which soars 28ft 10 inches to the peak of the cathedral ceiling with a 6 ft wide by 5ft 8 inches tall fire box.

14.  Above the kitchen and looking over the living room is a second story loft that acts as a family room with oversized sofas and large screen TV

15.  Top grade finishes, exceptional craftsmanship with attention to detail throughout

16.  With rugged beams, mortise and tenon joinery, reclaimed wood floors, field stone fireplaces, stout fir doors, pine siding and heavy gauge wrought iron fixtures, the appeal and scale of the home resembles iconic lodges of the American west

17.  For a private residence, the gymnasium is in a class of its own adding a unique and compelling dimension. Built to look like a classic gambrel barn, framed with steel, and specifically designed for indoor sport, it stands toe to toe with the best athletic facilities in the country.

18.  The charming 1 ½ story cape guest house is exceptional in its own right. Fully restored by the previous owner, with 2 bedrooms and 2 bathrooms, kitchen, dining room, living room and sun room, this is the original homestead of Star Hill Farm dating back to the late 1700’s

19.  Across the driveway from the cape is the original post & beam barn, moved, restored and repurposed by the current owner as a fun place to gather on a seasonal basis next to the swimming pond. Includes a loft, laundry room, ½ bath, outdoor shower, woodstove, island with cabinets, mini fridge and sink

20.  House and Guest House conveyed furnished

Exterior Features

1)   Prime location in the heart of South Woodstock on 183.7+/- acres

2)   Completely private above the end of an unassuming town-maintained road

3)   Only 1 ½ miles to the South Woodstock Country Store, 6 ½ miles to the Village of Woodstock

4)   Gorgeous views across the valley below to cascading hillsides and ridgelines beyond

5)   South facing and well protected in winter from north and northwest winds

6)   Land comprised of bucolic meadows, pastures, wetlands and woodlands

7)   Compelling mix of topography across valley, hillside, hillcrest and mountain-top terrains

8)   Includes the top of Meeting house Hill, 1,675 ft in elevation with views east to the white mountains and west to Killington and Pico

9)   Trails extend throughout, suitable for both motorized and non-motorized recreation

10)  The well-managed forest is dominated by old growth, adolescent and new growth sugar maples

11)  Several pastures are enclosed with electric fencing for grazing cattle

12)  Two small streams originate on the property, one which feeds a large swimming pond with diving dock and beach

13)  Wildlife is abundant with diverse habitat suitable for deer, turkey, grouse and song birds

14)  Old stone walls cross the landscape while new walls capped in granite extend along the house

15)  Granite steps and walkways link the parking area to the north and south-side entryways

16)  On the south side, there is a covered porch accessed through glass french doors

17)  Just beyond, across the courtyard, is a stone and granite firepit surrounded by chairs

18)  East of the porch is a flower and herb garden with stone retaining wall and wooden fence

19)  On the north side of the house is a large flat yard ideally suited for outdoor games with a wooden play set designed as a ship

20)  On the west end, is a second-story deck with fireplace accessed from the owner’s bedroom suite

21)  Most of the land is enrolled Vermont’s Land Use program, but is not conserved or subject to conservation easements

Mechanicals

1)   Radiant heated floors with supplemental cast iron base board. Radiant and base board heat in guest house

2)   Modine hot water heaters in gymnasium and garage

3)   Two oil-fired Viessmann boilers with sequential and simultaneous capabilities. Single Viessmann oil boiler in the guest house

4)   Two Vitocell off-boiler hot water heaters, single Viessmann hot water heater guest house

5)   Geo-cooling via two 800ft deep water wells and two electric pumps to circulate water through the closed loop system. Central AC with York compressor guest house.

6)   10 Kilowatt Bergey wind turbine mounted on 100 ft tall ARE monopole

7)   Underground 400 AMP Electric service with multiple sub panels. 150 Amp service at the guest house, all circuit breaker

8)   Smart lighting with a single shut of switch and reprogramming capabilities

9)   Air exchangers and energy recovery ventilation throughout. ERV in guest house as well.

10)  Common 24-inch SRD pipe to exhaust all inside air and dedicated 18-inch pipe for kitchen hood. Exit point is off the side of the garage/gymnasium.

11)  Security monitoring and alarm system

12)  Water leak detection system via “water bugs” that are tied to the alarm system and located beneath each vanity and in the laundry room. Laundry room has automatic water shut off

13)  7-bedroom “monitored” septic system, additional septic system for the 2-bedroom guest house and separate tank for the bathroom and laundry in the barn which then ties into main system

14)  One 500ft deep well producing 20 gallons per minute for the residence. The two 800 ft wells used for geo-cooling produce 10 and 7.5 gallons per minute. Additional well at the guest house

15)  Well water filtration system. Filtration and softener system also in the guest house

16)  Whole house oil-fired generator main house. Propane generator guest house

17)  2,000 gallon double walled buried oil tank with breech alarm main house, two 325-gallon oil tanks in guest house basement

18)  High Speed Fiber Internet with wifi. Fiber line in buried conduit owned by the property, not the service provider which makes it easier to switch service providers

19)  Central music system. Dedicated music system in the gymnasium. Central music system in guest house

20)  Code complaint oil separator located in the parking area off the garage that connects to water drain in the heated garage

Star Hill Farm Documents

Deed: The Farm is owned by One Greene Road Realty Trust. It is comprised of 183.7 acres, more or less, conveyed by a single Warranty Deed Recorded in Book 201 Page 237-238 of the Woodstock Vermont land records.

Land Survey: By Bruno Associates, recorded 7-25 in the Woodstock land records.

ANR Map: Produced using tax maps which give only provide approximate boundaries

Room Measurements: Includes House, Gymnasium, Guest House & Barn