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Lizzie Vann Lists 22-Acre Willow Estate Near Woodstock for $3.25M

by Chief Editor
written by Chief Editor

The 22-acre Willow estate, a historic Catskills property owned by entrepreneur Lizzie Vann, is currently listed for $3.25 million. Located near Woodstock and Phoenicia, the estate features a barn-reconstructed residence, multiple guest houses, and extensive acreage. According to listing agent Laurie Ylvisaker of Coldwell Banker Village Green Realty, the property serves as a prime example of the region’s shift toward luxury, preservation-focused real estate.

What defines the current Catskills luxury real estate market?

The Hudson Valley real estate market is increasingly defined by a blend of historic preservation and high-end modern functionality. According to Laurie Ylvisaker, properties that succeed in the current market often leverage the region’s “natural beauty” while offering turnkey amenities. The Willow estate, for instance, pairs a 3,000-square-foot residence built from reclaimed barn timbers with a heated saltwater pool and soundproofed entertainment barn. This trend reflects a broader move among buyers who seek the rustic aesthetic of a farmstead without sacrificing contemporary comforts like walnut-and-quartz kitchens.

Pro Tip: When evaluating historic farm properties in the Catskills, check for the quality of timber reclamation and the insulation status of outbuildings, as these factors significantly impact both property value and long-term maintenance costs.

How does cultural preservation impact property value?

Lizzie Vann’s career in the Hudson Valley suggests that restoring historic landmarks can act as a catalyst for broader regional investment. Vann, who previously founded the organic baby food company Organix, gained local prominence by purchasing and restoring the Bearsville Theater in 2019. While the Bearsville complex was listed for $7.9 million in early 2024 before being pulled from the market, the revitalization effort established a precedent for high-value, culture-centric property development in the area. According to Ylvisaker, the “creative spirit” and musical history of Woodstock remain primary drivers for buyers looking to invest in the region’s long-term cultural landscape.

How does cultural preservation impact property value?

Why is the “farm-to-estate” model gaining popularity?

The transition of properties from agricultural or animal sanctuary use to private, luxury estates is a notable trend in upstate New York. The Willow estate previously operated as the Woodstock Farm Animal Sanctuary, a history that contributes to its current layout of meadows, wooded trails, and fruit orchards. Data from Coldwell Banker Village Green Realty indicates that buyers are prioritizing “360-degree” mountain views and proximity to recreational hubs like Phoenicia. This model effectively markets the quality of life—access to farmers markets, hiking, and arts—as a tangible asset equal to the physical structures on the land.

Did you know?

The Willow estate’s main residence features a black cast-iron Aga cooker, a hallmark of high-end farmhouse design that emphasizes the kitchen as the central gathering point of the home.

Frequently Asked Questions

Where is the Willow estate located?

The property is situated in Willow, New York, within the Catskills region, providing proximity to both Woodstock and Phoenicia.

Lizzie Vann, owner of Bearsville Center, named Entrepreneur of the Year

What are the primary features of the main residence?

The 3,000-square-foot home, constructed in 1985, features reclaimed barn timbers, two-story cathedral ceilings, a bluestone fireplace, and a kitchen equipped with a walnut-and-quartz island and an Aga cooker.

How many structures are on the 22-acre property?

In addition to the four-bedroom main house, the estate includes two guest houses, a working barn, and an insulated, soundproofed “party barn” used for entertainment.

Who is the listing agent for this property?

The property is co-listed by Laurie Ylvisaker (845-901-6129) and Leslie Foti (917-670-8509) of Coldwell Banker Village Green Realty.

Are you interested in the intersection of historic preservation and luxury living in the Hudson Valley? Subscribe to our monthly newsletter for the latest insights on regional real estate trends and property listings.

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Business

Why Black Vultures Are Expanding Into New York

by Chief Editor
written by Chief Editor

The Great Northward Shift: Why Black Vultures Are Moving In

For decades, the Mason-Dixon Line served as a soft border for the black vulture. Today, that boundary has effectively vanished. From the rolling hills of the Hudson Valley to the outskirts of Canadian provinces, these stocky scavengers are redefining their territory. What was once a rare sighting is now a daily reality for residents and birders alike.

The Great Northward Shift: Why Black Vultures Are Moving In
Black Dixon Line

As an observer of avian shifts, the trend is clear: black vultures are not just visiting—they are moving in. But what is driving this rapid range expansion, and what does it mean for our local ecosystems?

Climate and Carcass: The Drivers of Change

Scientists point to two primary catalysts for this migration. First, climate change is playing a pivotal role. Milder winters have transformed northern regions from seasonal transit points into year-round habitats. Where these birds once retreated south to escape the frost, many now find the northern climate hospitable enough to sustain them through the winter.

My 20 Most Memorable Bird Sightings

Second, and perhaps more significantly, is the abundance of food. The surge in white-tailed deer populations across the Northeast has created a near-constant supply of roadkill. As suburban sprawl meets wildlife corridors, the black vulture—a highly opportunistic scavenger—has found a reliable, high-calorie food source that requires minimal effort to harvest.

Did you know? A group of vultures soaring in the sky is called a kettle, while a group feeding on the ground is a wake. When they gather to roost in trees, they are known as a committee.

Vulture vs. Vulture: The Scavenger Hierarchy

The black vulture’s success is largely due to its “bully” tactics. Unlike the turkey vulture, which possesses a sophisticated sense of smell capable of detecting the chemical signs of decomposition from miles away, the black vulture relies on its eyesight—and its peers.

Black vultures are known to follow turkey vultures to carcasses. Once the turkey vulture has done the hard work of locating the food source, the heavier, more aggressive black vulture often moves in to displace its counterpart. Despite this friction, data from the Cornell Lab of Ornithology suggests that both species continue to thrive, indicating that the landscape currently provides enough carrion to support the growing competition.

Health Risks and the Avian Flu

Their scavenging lifestyle comes with significant biological risks. The Centers for Disease Control and Prevention (CDC) has monitored the role of vultures in the spread of highly pathogenic avian influenza (H5N1). Because these birds are social and engage in cannibalistic behavior—consuming members of their own “committee” that have succumbed to the virus—they can accelerate the transmission of disease within a flock.

Living with Vultures: Tips for Homeowners

While vultures play a vital role in cleaning up the environment by removing carcasses that would otherwise spread disease, they can be problematic neighbors. Their tendency to roost in large numbers, leave droppings on structures, and occasionally exhibit aggressive behavior can unnerve residents.

Pro Tip: Vultures are protected under the Migratory Bird Treaty Act of 1918. If you are experiencing issues with roosting birds, avoid illegal deterrents. Instead, consult with your local U.S. Fish and Wildlife Service office to learn about legal, non-lethal hazing methods.

Frequently Asked Questions

Are black vultures dangerous to humans?
Generally, no. While they can be intimidating and their droppings are messy, they are not predators of live, healthy humans or pets. They are scavengers.
How can I tell a black vulture from a turkey vulture?
Look at the head, and wings. Black vultures have black heads and silvery tips on their underwings, whereas turkey vultures have red heads and broad, silvery-white rear edges on their wings.
Why are they protected?
They are protected under the Migratory Bird Treaty Act, which makes it illegal to hunt, capture, or kill them without a specific federal permit.

Have you spotted a “committee” of black vultures in your neighborhood recently? Share your observations in the comments below or join our weekly birding newsletter for more updates on regional wildlife trends.

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