Bog Hollow

List Price

View listing at Upstate Curious.

Parcel

289 Bog Hollow Road, Wassaic, NY 12592
1.2 acres

Overview

New house built in 2016
Designed by Matthew Schnepf
Passive cooling design
1-story, slab on grade construction
3 Bedrooms, 2 Bathrooms
2,144 sf

Access

Primary driveway access at 289 Bog Hollow Road
Deeded right-of-way via paved driveway at 271 Bog Hollow Road

House

Design
The house was originally designed as a simple, beautiful, low-maintenance weekend retreat. We wanted a house that we could drop into at a moment's notice, host guests, launch ski trips, and spend the summer. As we spent more and more time upstate, we eventually sold our apartment in Chelsea and transition to full-time residence in Wassaic.

The house was inspired by the straight-forward simplicity of Danish modernism and detailed craftsmanship of Japanese architecture. The size and proportion of every room was carefully considered, and every detail was designed to be simple, beautiful, and human. Much of the beauty of this house is what you don't see: heating is completely silent and maintenance free, cooling is entirely passive, with no machines, fans, or drafts, light switches and outlets are hidden discretely out of sight, but exactly where you need them; appliances are concealed behind cabinetry panels; there is ample storage so everything as a place; the large overhang shield the hot summer sun, allow warm winter heat, and protect the path from rain and snow; rooms are well-lighted with natural daylight; the walls and roof are well insulated for heat and sound; doors are heavy and solid, yet move effortlessly. The house is thoroughly warm, modern, and tranquil — a true respite from our hectic daily lives.

In the winter months, the house is warmed with hydronic radiant heating embedded in the floor slab. The house is well insulated and incredibly efficient. The house uses very little propane and feels toasty warm all winter. During the summer months, the house was designed for passive cooling. The roof has metal panels that reflects most heat, insulation to prevent heat infilationr, large overhangs to reduce solar heat gain, a massive concrete floor slab that retains cool nighttime temperatures, and ceiling fans that keep warm air from stratifying. The house stays very cool throughout the summer. Even on the hottest days, we may wear a light sweater indoors.

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Foundation
The foundation is cast-in-place concrete wall with an insulated slab-on-grade floor. The finsh floor slab includes four radiant heating zones for low-maintenance, high-efficiency heating .

Framing
The house is traditional wood-framed with 2x6 walls, 2x10 joists, engineered joints, and structural steel. All framing was designed by and structural engineer and verified by an architect. Though simple, the large windows and roof overhang required special considerations to resist heavy snow loads and wind uplift. The carpenter who built the house, Dave Nilsen, was extraordinarily precise: all walls are perfectly flat, straight, square, and plumb.

Insulation
The house is insulated with closed-cell spray foam insulation—the highest R-value available—that exceeds code standards. Our goal was to create a solid, air-tight, energy-efficient house so we could utilize an efficent radiant heating and passive cooling. Exterior walls have an R-value of 38.5 and the roof has an R-value of 64. Interior walls were stuffed with high-density acoustical foam insulation and closed with sound-absorbing gypsum board for additional sound isolation.

Roof
The low-slope roof is covered with high-temperature, self-sealing, waterproofing membrane, and clad with galvanized metal roofing. The galvanized roofing was selected to reflect heat, protect the waterproofing membrane below, and be easily repairable and replaceable. We omitted all unneccessary penetrations, which are often prone to leaks. The only penetrations are the skylight and wood stove flue. The large overhang was sized to provide shade during the hot summer months, allow the low, warm sun to enter during the winter months, and to protect the pathway from sun and snow.

Gutters
While gutters are sometimes necessary to control water drainage, they are ugly, require frequent maintenance, often damaged by snow, ice, and falling branches, easily plugged with leaves, and frankly, are a pain in the butt. This house was specifically designed without gutters. Water sheds freely from the roof, drops to the ground, where we control drains with gravel and sub-surface drainage and does not have any of the pitfalls listed above. Gutters are not required and should not be installed on this house!

Skylight
The sky is a commercial system designed by Foster + Partner Architects in London and fabricated by Velux. These skylights are used in museums, private, and public institutions worldwide. They can be opened via a walls switch, and they will close automatically if they sense rain or high wind.

Doors
All the doors are 8 feet tall, 1-3/4" thick solid core-doors with Baldwin 5004 unlacquered brass knobs, mortise locks, and ball-bearing hinges. It is impossible to overstate just how nice these knobs feel in the hand.

Windows
The windows are easy-to-open, aluminum clad, narrow sightline, wood casement windows from Jeld-Wen. The windows include double-pane insulated glass for excellent thermal performance, and a UV coating to protect furniture and finishes from fading.

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Entry

Front entry overhang is protected from wind, rain, snow, and weather

Soft light at entry

Hidden closet at entry with water, power, and internet

Coat closets with additional storage above

Dining Room

Our dining room is defined by a custom, 14-foot white oak table that comfortably seats twelve for dinner, but it was designed to be so much more. We've hosted board meetings, stuffed envelopes for fundraisers, hosted game nights, planned projects, worked with student interns, and nurtured our best-laid plans.

Windows provide a sweeping, panoramic view of a protected wetland habitat and mountain landscape across the way. A 23-foot bench includes eight large storage drawers lined with German felt and topped with custom cushions the width of a standard military cot, designed to sleep up to five children head-to-toe when the house is full.

Living Room

The living room is an open, warm space where we spend most of our time. It features a beautiful Jøtul F-400 enameled wood-burning stove that is easy to light, burns efficiently, and keeps the whole house warm, custom white-oak bookshelves fabricated by Metalcraft of Bantam, a ceiling fan, brass floor outlets, and an embracing view of the forest.‍

Kitchen

The kitchen is at the heart of our daily lives, and it is designed to be beautiful, functional, and efficient. We cook, bake, and entertain regularly, and it is essential for us to have a kitchen that actually works, down to the smallest detail. The kitchen appears modest in size, but it is extraordinarily efficient and functional.

We commissioned a colleague, a Japanese artisan, to fabricate and install cabinetry that we custom-designed. The refrigerator and dishwasher are concealed behind matching panels to reduce visual clutter. A large pull-out drawer under the sink provides ample space for trash, recycling, and cleaning supplies. A full-height cabinet on the back side of the refrigerator conceals glassware, wine, and liquor, providing a clean stay-out-of-the-kitchen service while entertaining guests. A large secret cabinet above the refrigerator is a perfect place for oversized pots.

The solid brass pulls from Colonial Bronze are one of my favorites. They feel good in the hand and develop a beautiful patina with age. Custom drawer dividers are painted to match the cabinetry, keeping everything neat and tidy. Every drawer is lined with dark grey German felt to prevent utensils from slipping and rattling. Everything has a place, and we keep all our daily tableware, cookware, serving ware, and pantry items in the kitchen.

A large island provides a huge workspace, has space for four stools, and is lighted with vintage Italian pendants. The countertops and backsplashes are pure white engineered quartz, which is very durable and easy to clean. They look as if they were just installed.

We installed a large, stainless steel sink to wash bushels of freshly picked strawberries, blueberries, and raspberries, soak fresh sweet corn before grilling, rinse handfuls of greens from the garden, and can tomatoes, peppers, and jams. This area includes concealed task lighting, concealed outlets, and a shelf for artwork, plants, oils, and our salt collection.

We cook and bake every day, and we frequently invite our foodie friends and chefs to join us. Cooking and baking is very important to us, and we selected appliances that perform at the highest level. The low-profile five-burner Miele cooktop is spacious and precise, and the Wolf oven is sublime. It heats quickly and evenly, and it performs equally well with roasted chicken, broiled fish, and delicate pastries.

Hallway

The house was designed around a central corridor that is perfectly proportioned, wide and tall. The wood paneling—painted a custom tint of Farrow & Ball's iconic Studio Green—provides contrast to the warm white bedrooms and skylit rumpus room and bathroom. We've lined the hallway with paintings that are best shown on a rich, dark background, and lighted the space with a series of brass and opal pendants that Matthew designed and fabricated.

The hallway also conceals a secret: a paneled door that reveals a laundry center, with a full-size washer and dryer and plenty of storage for detergents, paper products, and cleaning supplies. The laundry door may be fully opened or completely closed while washing.

‍Rumpus Room

The rumpus room has served many functions over the years. It was originally a movie room, furnished with a large, soft sofa, plush rug, pull-down movie screen, high-resolution projector, and high-definition speakers. Later, it transitioned into a library and reading room, a project room, and an office, complete with a desk and shelving for my architectural sample library. The rumpus room was designed to be a flexible space that evolves with the family, and it has!

Notable features include oversize skylights, upholstered walls, and white-oak bookshelves.

The skylights are designed to face away from the warm afternoon sun, while allowing plenty of indirect light into this interior room. The commercial skylight units were designed by Foster + Partners Architects and have been used in museums, private, and public institutions around the world. The skylights can be opened via a switch on the wall and will close automatically if they sense high wind or rain.

The upholstered wall panels were a collaboration between Matthew Schnepf and artist Shannon Finnegan. The linen panels were hand-printed by EFS Designs in Brooklyn, one of the few family-owned companies in the United States who are capable of screen printing fine patterns over long lengths.

The white-oak bookshelves were fabricated by Metalcraft in Bantam, Connecticut, and include adjustable shelves, enclosed storage cabinets, and integrated wiring for a full cinema experience (audio, video, cable, and high-speed internet).

Bathroom

The bathroom includes the same skylights as the rumpus room, providing luminous light and a view of the sky over the shower. Handmade earthenware tile from Ann Sacks covers all walls, floor to ceiling. The curbless shower is luxurious, spacious, and has excellent water pressure. Soap and shampoo sit in a marble niche, while your towel and robe hang on modern hooks within arm's reach.

The custom-made sink cabinet features a marble top, an under-mounted porcelain sink, ample storage for towels and toiletries, and outlets for hair dryers, curling irons, or rechargeable shavers. Robern M-Series medicine cabinets have mirrors inside and out, adjustable glass shelves, integrated outlets, defoggers, and night lights. The Italian-made Zucchetti faucet and thermostatic shower controls are excellent quality, made of solid brass, durable chrome plating, and ceramic cartridges. These fixtures are manufactured in Italy without any plastic parts, ensuring they will last a lifetime.

The wall-hung Toto Aquia toilet includes a concealed in-wall tank that is discrete and easy to clean. The bathroom floor is heated, like all floors throughout the house, so you will always feel warm and comfortable when you step out of the shower. The bathroom includes a remote ventilation fan that will quickly clear the room of steam.

Bedrooms

The bedrooms are designed for sleeping and dressing. They comfortably accommodate a queen bed, but other bed sizes and configurations are possible. All rooms in the house, but especially the bedrooms, are acoustically isolated for privacy. The bedrooms have windows that offer views of the wetland, allowing fresh air to circulate and providing an enchanting soundscape of frogs and owls, and include removable insect screens. A ceiling provides quiet air circulation and is reversible for summer and winter seasons.

The primary bedroom includes a wall of built-in closets with shelves, rods, drawers, and integral lighting. The ensuite bathroom is separated from the bedroom with reeded privacy glass set in a custom metal frame and is clad in luxurious, hand-made oxblood tile from Ann Sacks.

Garage

Although you can fit a car in the garage, we have never used it for that purpose. For us, the garage is a workspace and storage area. The floor is covered with recycled rubber floor tiles with a heated concrete slab underneath, providing a warm, comfortable work surface. The automatic garage door can be operated with a wall switch, remote control, or mobile app, and it features a backup battery, allowing it to be opened manually in the event of a power outage. The garage walls are lined with IKEA's much-loved IVAR shelving, providing nearly unlimited flexibility and long-term compatibility. It was originally launched in 1967 and is still produced today.

The main garage area includes the electric panel and internet equipment. A compact mechanical closet includes the boiler, hot water tank, radiant zone valves and controllers, a water softener, a water filter, and a water pressure tank. All heating controls are located in a central area. Remote sensors in each room (and outside) report ambient temperature and humidity. These systems are highly efficient and require little maintenance.

Sauna

We dreamed of building a sauna and hot tub near a large boulder at the edge of the forest. We ran underground water, gas, and electric lines, but we never built. We'll show you were utilities are located so you can create a spa of your own.

Appliances

Oven
Wolf 30” electric convection oven (Model SO-30SE) includes a classic blue-speckled ceramic interior, easy glide ball-bearing rack, digital controls, and temperature probe.

Cooktop
Miele 36” low-profile gas cooktop (Model KM2355) includes five burners, a high-output double burner, removable cast-iron grates, a cast-iron wok ring, and precise stainless steel control knobs.

Vent Hood
Best high-efficiency hood liner with halogen lights and a custom hood

Refrigerator
Subzero 36” refrigerator and freezer with icemaker, water dispenser, water filter, and charcoal air filter Fully integrated with custom panel and custom brass pulls

Dishwasher
Miele 24” dishwasher with utensil tray

Fully integrated with custom pane and brass pulls

Washer and Dryer
Frigidaire stacked washer and dryer unit hidden behind a secret door in the hallway. The electric dryer is vented to the exterior.

Vacuum
Miele Classic C1 canister vacuum. We’re leaving this with the house because it won’t work where we are moving, all the attachments work perfectly with the rooms, cabinetry, and furnishings, and the dark gray color matches the color scheme!

Finishes

Floor Tile

The floor tile is an encaustic tile that was custom designed by Matthew Schnepf. It is sealed and easy to maintain with basic cleaners. Encaustic tile has been used for centuries in European cathedrals as well as modern institutional buildings, and it will last forever if you take care of it. We have a three hundred square feet of additional tile that will remain with the house, should you ever need it.

Bathroom Tile

The bathroom wall tile is a handmade and hand-glazed earthenware tile from Ann Sacks. We have several boxes of extra tile that will remain with the house, should you ever need it.

Hallway Paneling

The hallway paneling is 3/4” poplar painted with a custom mix of Farrow & Ball Studio Green. It is hand brushed and easy to touch up, if needed.

HVAC

Heating‍

The house is heated with high-efficiency, hydronic radiant heating in the concrete floor slab. The house is divided into four zones. Honeywell T-9 smart thermostats are tuned for radiant heating in a thermal mass. Five wireless sensors located strategically throughout the house monitor temperature and humidity, and an exterior  sensor measures outdoor temperature and humidity. Smart thermostats balance these factors and adjust floor heat accordingly. The thermostats can be accessed via a dedicated wall pad or mobile app.

This heating system is extremely efficient, completely silent, and requires no maintenance. The system was designed with high-efficiency passive house principles in collaboration with an MEP engineer. The heating system is designed as a set-and-forget system. We set the thermostat at 68°F and rarely make adjustments.

Wood-Burning Stove

Supplemental heat is provided by a Jøtul F-400 wood-burning stove. This stove is very easy to light and operate. It burns wood efficientily and heats the entire house. The stove has an easy-to-clean, rust-free black enamel finish. Most of the wood we burn is collected from trees on the property, though excellent sources of seasoned hardwoods are readily available in the area.

Air Conditioning

The house was designed as a passive cooling system that maintains a cool temperature even on the hottest days. Every detail of the house and its position on site facilitates passive cooling: metal roofing panels reflect heat away, 60+ R-value insulation prevents heat from passing through the roof, large roof overhangs keep intense summer sun out, the massive concrete floor slab retains cool from the nights, and ceiling fans keep air from stratifying. Zero electricity, zero noise, zero maintenance.

Although passive cooling works beautifully and we have never considered adding air conditioning, the house was masterplanned for a mini-split air conditioning system if a future owner wishes to install one. There are several different systems that can be installed relatively simply, but I strongly recommend that you live in the house before rushing to install air conditioning.

Ceiling Fans

The living room and bedrooms have ceiling fans that quietly circulate air. The three-speed fans are controlled by wall switches and can be switched from summer to winter modes.

Exhaust Fans

The bathrooms include exhaust with variable speed remote fans that exhaust directly to the exterior. Fans are controlled via a sliding wall switch.

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Landscape

Plantings

Large areas of the property have been planted with native plants, trees, and shrubs that attract birds and bees. We can provide a complete list of plants with common names, scientific names, and photos.

Garden

The house includes 160-feet of raised planting beds. These beds are framed with heavy black locust planks, filled with drainage gravel and rich compost, and include a drip irrigation system that can be set on timer and adjusted bay-by-bay. We regularly grow a variety of herbs, salad greens, peppers, tomatoes, potatoes, onions, radishes, cabbage, squash, asparagus, and many other vegetables. Behind the planting beds is a strawberry patch that does moderately well with zero attention, but would be amazing with a little love.

Driveway

The driveway was graded in 2023 to improve drainage. We added a compacted gravel base with an additional layer of compacted recycled asphalt chippings. We covered this with finished gravel, which can be graded and amended as needed. The driveway requires minimal maintenance and maintains good traction even in moderate snow and ice conditions. We plow infrequently during the winter months.

Tool Shed

We completed the tool shed in 2024 to store trash containers and garden tools. Though we envisioned adding hooks and shelves to organize our equipment, we never did. The next owner can easily add this.

Firewood Storage

We designed and fabricated a custom firewood storage rack in the parking court near the house. This rack can store 2 or 3 times the amount of wood needed during the winter months. The rack was fabricated from steel and powder-coated with a durable shop finish.

Firewood storage rack

Firewood grill, replaceable, share link

Firepit drainage below and firebrick lining custom steel ring

Share name of fabricator and person who can replace interior component if needed

Deck

Utilities

Water

We installed a new well in 2016. The well is 160 feet deep and has 60 feet of steel casing. It has a flow rate of 50 gallons per minute, which is excellent. Our water is clear, clean, and tastes fantastic. Flow rate (50 gallons per minute) and water quality are amazing. The person who cares for our orchid recently noted:

‍"It is really a beautiful orchid, two plants in one, and both with flower stems. It is very rare. I have been caring for orchids for many years, and I have never seen anything like this. It only remains to say that the water that you keep in your house is very good, or the orchid would not stay like that! To keep my orchids beautiful, I like to collect rainwater. It is crazy, but it is the best water, and in your house it was not like that, that is why the water that you have at home is too good."

Septic

We installed a new 1000-gallon concrete septic tank and leach field in 2016. The system is pumped every three years. It was last pumped in July 2024.

Propane

Propane is used for heating, hot water, cooktop, and barbecue. We installed a new 1000-gallon underground tank in 2016. We extended propane service for a future hot tub and sauna. Service is currently provided by Star Gas, which automatically tops off the tank every month (during winter months).

Electrical Service

Electrical service is provided by NYSEG. A new 200A service was installed in 2016. In 2018, we buried the overhead wires to reduce the risk of storm damage and remove the eyesore of overhead line. We extended electrical service for a future hot tub and sauna.

Internet Service

Internet service is provided by Optimum. Gigabit speeds are fast and reliable. Optimum ran all new service lines to our house in 2018 when we buried all overhead wiring entering the property. The house is fully wired with CAT6 cable. We have an IT hub in the garage with the Optimum modem, Firewalla gigabit router, Linksys 24-port gigabit switch, and commercial-grade Unifi high-speed wireless access points. Every square inch of the house and a large area surrounding the house has a robust wireless signal. The system is fully modular, upgradable, and extendable.

Utility Expenses

Internet
‍$109 per month for Optimum gigabit service. Our family has demanding data requirements, and Optimum service has been consistiently fast and reliable.

Propane
‍$160 per month, on average, over the past twenty-four months. Star Gas tops off the propane tank every month during the cold winter months. This is an excellent rate for all heating, hot water, and cooking gas. We keep the house warm and take long, hot showers.

Electric
‍$124 per month, on average, over the past twenty-four months. Green Mountain Energy provides electricity generated from solar, wind, hydroelectric, and geothermal sources via the NYSEG network. Green Mountain electrical rates are slightly higher than standard NYSEG rates, but we believe in supporting renewable energy sources.

Sanitation
$89 per month for Welsh Sanitation service, which includes weekly curbside pickup of trash and recycling for paper, metal, glass, and plastic.

Water
‍$0 per month for a private well, but you should replace the water filter every six months. Replacement filters for the 3M Aqua-Pure AP810 whole-house water filter cost approximately $40.

Septic
‍$0 per month for private septic, but you should pump the tank every three years. Pumping the 1000-gallon tank costs approximately $368. The tank was last pumped in July 2024.

Property Expenses

Mowing and Trimming
‍Mowing and trimming costs vary during the summer months. Some years we opted for bi-weekly service that costs around $nnn per month. In other years, we did most of the work ourselves and spent $0 on an outside service. The property is small and easy to maintain with basic equipment.

Snow Removal
‍During an average winter, we plow the driveway an average of 6 times x $30 = $180. The front and rear driveways are easily passable with moderate snow. Only the heaviest snowfalls require plowing. The front path never needs to be shoveled due to the large roof overhang.

Tax Expenses

Property Taxes
Town of Amenia property taxes are $1,466.67 per year. This includes country taxes, town taxes, an Amenia Public Library assessment, and a Wassaic Fire assessment.

School Taxes
Webutuck Central School District taxes are $2,340.00 per year.

Published

Curbed, May 2020

住宅建築 [Residential Architecture], Issue No. 489, October 2021

Furniture

All built-in cabinetry, shelving, drawer dividers and linings, and cushions will remain with the house. We will remove all furniture and some of the more valuable decorative light fixtures when we sell the house. However, we are open to negotiating if you would like to buy select furnishings with the house. If you're unsure, just ask!

Getting There

We love Wassaic because it is so easily accessible. For years we took Metro North Harlem Line from Grand Central to Wassaic, the last stop. The train runs every two hours, seven days a week, and the ride about two hours. The 90-mile drive to Manhattan takes about the same amount of time.

Nearby

Wassaic, troutbeck, kent, etc.

Kids went to school at amazing in kent and ct nominal out of state cost

Easy access to nyc, metro north, driving, weekend house, full-time house

Protected land across the road

Talk about amenities in the area

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