508 Reservoir Road, Canaan, VT

2004 Williston Road, South Burlington VT 05403 | www.preferredpropertiesvt.com | Phone: (802) 862-9106 | Fax: (802) 862-6266

Curtis Trousdale,Owner, Broker, Realtor

Cell: 802-233-5589curtis@preferredpropertiesvt.com

Residential

4237787 Active

508 Reservoir Road

Canaan, Vermont 05903

L $595,000

Zoning: R2 Rooms: 15Year Built: 2003 Bedrooms: 6Color: Natural Total Baths: 8Gross Taxes: $ 12,318.59 Full: 0Taxes TBD: No 3/4 Baths: 5Tax Year: 2011 1/2 Baths: 3Monthly Assoc.$: $ Garage Capacity 12Lot Acre: 98.00 Garage Type: DetachedLot SqFt: 4,268,880 Total Fin SqFt: 5,512Common Land Acres: Apx Fin Above Grd: 5,512Road Frontage: Yes/ 2,500 Apx Fin Below Grd: 0 Apx Ttl Below Grd: 0Water Frontage: Foot Print: Water Acc Type: Owned Flood Zone: No# of Stories: 1 1/2 Style: CabinBasement: No

Water Body Type: Pond Water Body Restr.: Surveyed: Yes Seasonal: NoWater Body Name: Private Current/Land Use: Yes Land Gains: No Owned Land: Parcel Access ROW: ROW for other Parcel: Yes ROW Width: ROW Length: Public Rems: Amazing 98 acre recreational escape in the beautiful town of Canaan, Vermont. This perfectly manicured vacation compound includes

four 24x24 cabins with kitchens, baths, beautiful living/sleeping quarters & expansive decks. Cabins come furnished! Fully equippedsugarhouse with common eating/sleeping area. Currently 500 taps w/expansion to 2000+. The 44x24 common lodge is used forrelaxing with family & friends, sharing meals, enjoying the trout pond, views & huge children’s play area. Cabins run on a combo ofpropane, generators, solar, and are heated with wood stoves & propane. To maintain this gorgeous property there is a huge 30x60two story heated main garage & workshop on standard grid power. Additionally, the second floor is a fully equipped caretaker’sapartment & personal storage areas. For heavy equipment & toy storage, there is a second 90x28 multi-bay garage w/10ft & 12ftdoors. Excellent deer & bear hunting. ATV trails and access to VAST snowmobile trail system.

Directions:From the village of Canaan's four corners take VT 253. Turn left on Reservoir Road. Bear left at the fork and continue to gate. Look forsign.

ROOM DIMS LEVEL ROOM DIMS LEVEL FLOOR BR FB 3/4 1/2 1/4 Living Rm Master BR 1st Kitchen 2nd BR 2nd Dining Rm 3rd BR 3rd Family Rm 4th BR 4th Office/Study 5th BR Bsmt Utility Rm Den

Assoc Amenities: Possession: At ClosingInterior Feat.: Alternative Heat Stove , Hearth , Loft , Natural Woodwork , Recreation , Wood Stove , Wood Stove Hook-up , 3+ StovesExterior Feat.: Balcony , Deck , Guest House , Out Building , Porch-CoveredBasement: NoneEquip./Appl.: Range-Gas , Refrigerator , Wood StoveDriveway: Gated , Gravel Electric: 200 Amp , Circuit Breaker(s) , Combo , Generator ,

Wind/Solar , Wired for GeneratorConstruction: Existing , Wood Frame Exterior: Log SidingFinancing: Conventional Foundation: Post/PiersFloors: Hardwood , Laminate Heating/Cool: Direct Vent , StoveGarage/Park: 6+ Parking Spaces , Detached , Storage Above Lot Desc: Country Setting , Mountain View , Rural Setting ,

Secluded , Sloping , Snowmobile Trail , Trail/NearTrail , VAST , View , Walking Trails , Wooded Setting ,Pond

Heat Fuel: Gas-LP/Bottle , Wood Occ. Restrictions:Roads: Private , Public Roof: MetalSewer: Other Water: SpringSuitable Land Use: Land:Woodland , Maple SugarFee Includes: Water Heater: Gas-Lp/Bottle , TanklessDisability: Building Certs:Negotiable: Docs Available: Deed , SurveyExcl Sale: Wood Cook Stove in LodgeTax Rate: Assmt: $643,000.00 Assmt Yr: 2011Tax Class: NonhomesteadCovenant: Unknown Source SqFt: Muni County: EssexRecorded Deed: Warranty Book/Pg: 46/ 188-90 Plan/Survey: Map/Blck/Lot: R07003/ / D Property ID: Tax ID No. (SPAN# VT): 12603910768Devel/Subdiv: Const. Status: Existing Home Energy Rated Index Score: District: Canaan High Sch: Jr./Mid Sch: Canaan Schools

Property Description 508 Reservoir Road, Canaan, VT

Overview: (MLS# 4237787) Come visit this amazing 98 acre recreational escape in the beautiful town of Canaan, Vermont. This is truly the Northeast Kingdom, and is an ideal spot for an extended family get-a-way or corporate retreat. This mostly wooded, perfectly manicured vacation compound includes four 24’ x 24’ cabins complete with kitchens, baths, beautiful living and sleeping quarters & expansive decks. All cabins come furnished and decorated! For family fun and corporate team building, there is a fully equipped sugarhouse complete with stainless bulk tank and arch. This building includes a large common eating and sleeping area along with a full kitchen. This keeps all of the hard workers going for those long days sugaring. Currently they tap only 500 trees, but the operation can easily be expanded to over 2,000. The 44’ x 24’ Common Lodge is complete with a “Chef’s Kitchen” and the outside grilling center is used for relaxing with family & friends, sharing meals, and corporate events. Imagine sitting on the expansive decks enjoying the trout pond and wonderful views. For the little ones, there is a huge children’s play area, complete with playhouse, swings, see-saw and more. To maintain this gorgeous property, there is a huge 30’ x 60’ two story heated main garage & workshop all on standard grid power. The second floor is a fully equipped caretaker’s apartment with bedroom, bath, kitchen and open concept living area. It even has its own balcony with wonderful views. The other decoctions of the top floor are used for personal storage. For heavy equipment & toy storage, there is a second 90’ x 28’ multi-bay garage w/10ft & 12ft doors. Several of the bays are gravel floored for the big stuff, and then there are two bays that are concrete for more standard vehicle storage. Don’t be surprised to see deer jumping across your driveway and watching you as you pass. This area is well-known for excellent deer, bear and moose hunting. The property features over 6 miles of ATV trails and direct access to the VAST snowmobile trail system. Bordering Canada on one side, the entire property is in the United States. The border crossing to Canada is approximately 0.5 miles drive on Route 253.

For complete descriptions and specifications of each individual structure please see the description later in the brochure.

Utilities: Propane: Your Choice

Wood: Taken off Property Electricity: Vermont Elec Coop $15 - 20 (Avg. Monthly) Note: The seasonal use of the property by the owner has negated any type of accurate estimation of

propane, wood and electricity. They have not visited the property often over the last several years.

High Speed Internet: There is no hard line broadband internet currently available on Reservoir Road. Satellite is a viable option with a wired or wireless connection between buildings.

Taxes:

Town of Canaan 2012 - 13 $12,318.59 (Non-homestead Rate)

General Information:

Roads/Driveway: Reservoir road is a year-round, town maintained gravel road up to the edge of the property. The entrance to this property is gated and locked. The roads throughout the property are excellent and have been carefully built, ditched and culverted.

The Canaan Fire District maintains a fire reservoir at the end of the main access road past the gate. They occasionally visit this for maintenance.

Water: The Main Garage (the first building) is connected to the town of Canaan city water. The other cabins are connected to a dug well on the property.

Power: The Main Garage (the first building) is connected to standard grid power using the Vermont Electric Coop. It has 200 amp service. The other cabins use a combination of generator and solar power.

Furnishings: The owner would like the majority of the main furniture and decorations to stay. This is included in the listed price. A final list of what they plan to take with them will be provided at the time of a Purchase and Sale. None of the heavy equipment will stay and the large antique woodstove in The Lodge will not stay.

Wastewater: On January 1, 2007 the state of Vermont grandfathered all existing wastewater and potable water supply systems to be legal and to state standards. Any changes to the use of the property, i.e. vacation home to primary residence, addition of bedrooms, etc. require a state wastewater permit. This property was used as a vacation home on 1/1/07. To be used as a primary residence, the buyer will have to apply for a state wastewater permits.

Use Value Appraisal: Known as “Current use,” this is a tax abatement program. The land in the program is taxed at the agricultural or timber rate, greatly reducing the properties yearly taxes. Each building spot has a 2 acre section withheld from the program. (UVA Paperwork Available on Request)

Area Information: Nearby Airports: Morrisville-Stowe State Airport: 1 Hour, 20 Minutes – Small

airport serving private and charter aircraft.

Burlington International Airport: 2 Hours, 50 Minutes – Regional hub serviced by major airlines, connecting to airports across the country.

Montreal International Airport: 2 Hours, 20 Minutes – Major international airport with destinations worldwide.

Nearby Cities: Burlington: 2 Hours, 50 Minutes Montreal: 2 Hours, 20 Minutes Boston: 3 Hours, 50 Minutes Hartford, CT: 4 Hours, 35 Minutes

Canaan Canaan is a small rural town in Essex County with a population of 1078. It is bordered by Quebec Province in Canada to the North, and New Hampshire to the East.

Link: Canaan (Wikipedia)

The Northeast Kingdom: Canaan is part of Vermont’s acclaimed and picturesque Northeast Kingdom, composed of Essex, Orleans and Caledonia counties. It’s known as a recreation destination with Skiing, fall foliage and maple syrup production. The National Geographic society has named it one of the most desirable places to visit in both the United States and the world

Link: Travel the Kingdom

Great Averill Pond: The property is right on Great Averill Pond, a large 812 acre fresh water lake with fantastic fishing, boating, swimming and more! Plentiful fish species include Brook Trout, Lake Trout and Rainbow Smelt.

Link: Great Averill Pond

Little Averill Pond: Nearby Little Averill Pond is a 467 acre fresh water lake offering fantastic fishing, boating swimming and more!

Connecticut River The Connecticut River is the largest and longest river in New England, flowing from northern New Hampshire along the entire eastern Vermont border to Long Island Sound in Connecticut. Great fishing, canoeing and more with fish species including brook trout, rainbow trout, bass, catfish and many others!

Link: Connecticut River

The Kingdom State Forest: The Kingdom State Forest is one of Vermont’s largest state forests at 31,492 acres. It offers beautiful, pristine wilderness for hiking, mountain biking, snowshoeing, hunting and more!

The Routhier CabinFootprint: 24’ x 24’ plus deckPower: Generator & solar panelsHeating: Propane wall furnace & woodstoveWater: From pump houseAppliances: Propane range & fridge

The Routhier was the owner’s first cabin and has a “Sugaring Theme”. The kitchen counters and sink are bent steel imitating sap buckets. The bathroom features an actual sap bucket as a sink and a unique shower made from a galvanized culvert! This is a single floor cabin with a storage loft. The walls are pine for a soft, warm feel. It is an open concept with four beautiful bunks made from round logs. There is a large 8 x 22 deck with seasonal views and it overlooks the beautiful sugar woods. The watch tower is the highest point on the property with an access latter. From the tower you can see both the beautiful landscape of the US and Canada. The access to the snowmobile trails is directly behind this cabin.

The Richie CabinFootprint: 24’ x 24’ plus deckPower: Generator & Solar PanelHeating: Propane wall furnace & WoodstoveWater: Gravity fed from wellAppliances: Propane range and refrigerator

The Richie is a personal favorite with a contemporary interior featuring first floor bedroom and an adult sleeping loft. The two level decks are 16 x 8 and 16 x 16 and feature very nice views of the valley and mountains. The home has a ¾ bath.

The Stephen CabinFootprint: 24’ x 24’ plus deckPower: Generator & Solar PanelHeating: Propane wall furnace & WoodstoveWater: Gravity fed from wellAppliances: Propane range and refrigerator

The Stephan sits well away from the other cabins on its own little ridge that overlooks the green valley below. This is the newest of the cabins and features a two level deck, 16 x 12 and 16 x 8. The décor is country, with earthy tones and a nice open floor plan. It has 1 bedroom and a sleeping/play loft for the kids with a regular set of stairs. It also has a ¾ bath.

The Tony CabinFootprint: 24’ x 24’ plus deckPower: Generator & Solar PanelHeating: Propane wall furnace & WoodstoveWater: Gravity fed from wellAppliances: Propane range & fridge

The Tony sits away from the other cabins, yet is easy walking distance to The Lodge. It has its own little pond out front and views are of the beautiful common area of the compound. The décor is pine walls for a classic homey feel. One bedroom plus a sleeping loft with an open country kitchen featuring a very nice woodstove. It also has a ¾ bath. The cabins deck is 8 x 16.

The LodgeFootprint: 44’ x 24’ plus decksPower: From generator shedHeating: Propane wall furnaces & wood stoveWater: From pump house wellAppliances: Propane range & electric fridge

The Lodge is simply a beautiful structure with soaring ceilings and exposed beams. It has the feel of the great hunting lodges of old with the flair of modern conveniences. There is a chef’s kitchen with large granite countertops –perfect for preparing large family meals or corporate meeting meals. The huge central table has room for all your family. There is plenty of addi-tional space with tables for games and comfy chairs for quiet reading. The immense decks look out on a trout pond and the kids play area. To the left of the lodge, yet connected, is the outdoor grilling area. There is a ½ bath.

The Sugar HouseFootprint: Cabin 24’ x 32’ Boiler Room 16’ x 16’Power: GeneratorHeating: WoodstoveWater: Gravity fed from wellAppliances: Propane range & fridge

The family sugar house is simply fantastic and just waiting for you to hang your buckets! The family normally tapped about 500 trees, but there are approximately 2000 available. There is a huge stainless sap bulk tank in the rear that leads to the boiling arch in the 16 x 16 boiling house. The owners put in a wonderful gathering area for those long nights and days of sugaring. It features bunk beds, a full kitchen and huge group eating area. There is a ½ bath.

Main GarageFootprint: Two Stories, 60’ x 30’Power: Standard Public Grid PowerHeating: Woodstoves, Propane HeatersWater: Public WaterAppliances: Gas range & electric fridge

The Main Garage is a combination of support vehicle storage, work-shops and a caretaker’s apartment. The first floor contains 1800 sf of heated garage with a large storage mezzanine. Workbenches are along one wall, and it’s setup with 220 power for shop equipment. The second floor has two large storage rooms for the owners “Sum-mer Fun Equipment” and a 3/4 bath. The 1 bedroom caretaker’s apartment offers a full bath, kitchen and huge living room. There is also a small balcony that has very nice valley views. Behind and to the side of the garage are two covered storage areas for storing

snowmobiles, ATV’s, wood and other such equipment. The main garage is outside of the gated entrance and there is no need to unlock the gate to use the building.

The generator room is used to power the main lodge. This is part of the Lodge and offers all of the fun of out-door grilling.

Next to the lodge is the Kids House. This tree house style structure features a “club house”, slide, swings and seesaw. A really great place for the kids to “let out some energy”.

The Equipment Garage is perfect for storage of heavy equipment and vehicles. It has three sections. First is a gravel floor, 48 x 28 section with 10’ sliding doors. The second is a concrete floored, 36 x 28 section with 14 swing-ing doors. There is also an attached 8 x 28 wood shed.

TABLE 205.5 - "R-2" RESIDENTIAL TWO

Objectives and Characteristics

The purpose of this district is to provide an area for residential use in a rural setting at a higher density than in the Rural Lands District. Since public water and sewer services are generally not available, this district includes areas where limitations for on-site sewage disposal are slight or moderate. This district includes areas which are not remote from more densely developed areas and which are served by an adequate year-round road system. Please see Canaan Town Zoning Map for locations.

Permitted Uses

1. Agriculture 2. Child Care 3. Dwelling, single family 4. Dwelling, two family 5. Dwelling, accessory 6. Forestry 7. Home Occupation 8. Accessory

All other uses within this district are Conditional Uses and require Conditional Use and Site Plan Review. Please refer to Sections 204, 207, 208 and 316.

Area and Dimensions

Minimum Lot Size Minimum Yard Dimension (ft)

Area (Acres) Width (ft) Front Each side Rear

2 200 30 20 20

Agar. 10