Rebecca Crosby Southern Rhode Island Real Estate: May 2013

Friday, May 31, 2013

Mountain Bike Report: Loop Trail Arcadia State Park South

Loop Trail Water Source

Arcadia State Park is bisected into northern and southern sections by Route 165. The Loop Trail begins on Bates School House Road in Exeter, RI. It is accessed from a metal gate on Bates School House Road. The trail circles around and ends at the gate.
The trail consists mostly of old dirt roads and is not technical. It does offer a large hill with a challenging incline.

Loop Trail

The loop trail circles a hill called Bald Hill. It is a short ride that would be perfect for weeknight rides when time or daylight is a deciding factor. It would be an interesting trail to time.

Loop Trail

The footing is gravel, packed dirt and some grass. The trail winds through hardwoods, pines and a small creek. There is a bridge over the creek.

Loop Trail Bridge

Loop Trail in southern Arcadia State Park is the challenge a rider makes it to be. It is relatively short ride that will take approximately 45 minutes and is great for beginners.

Wednesday, May 29, 2013

Southern Rhode Island Real Estate Buzz

Can you feel it? It is a low and underlying buzz. If you work in real estate full-time the buzz is almost deafening. Real estate is making an exciting comeback.

Buyers are getting loan approval and getting into a market that is offering a variety of housing choices. Desirable properties are getting multiple offers and some are selling for higher than the listed price. For more information on those properties see my blog post entitled, “Richmond Market Analysis Report.”

Overall the market has seen an increase in home prices with a month-to-month slight uptick. It has seen the most sales activity in 3 years. According to the National Association of REALTORS, home sales are at the highest they have been in 3 years.

For the consumer this means now is an advantageous time to get into the market. Lower home prices are great for buyers. Home prices are still below what they were at the height of the housing market, but homes that are priced properly are selling relatively quickly and may even have multiple offers.

If you would like more information about the southern Rhode Island real estate market contact me at Rebecca@browngrouprealty.com

Friday, May 24, 2013

Richmond Market Analysis Report

To quote real estate broker Wendy Brown of The Brown Group Realty, “the (real estate) market is honest.” The real estate market in Richmond, Rhode Island is not only honest it is showing signs of reparation.

The fall of home values in 2008 as a result of a poor economy, high unemployment and increased number of distressed properties led to an unhealthy real estate market. As a result, real estate agents and homeowners were used to seeing homes stay on the market for longer periods of time.

The town of Richmond is seeing the beginning of a healthier market. The results of a Richmond Market Analysis starting on January 1, 2013 and ending May 22, 2013 verify that market is showing signs of improvement.

Inventory is decreasing as less distressed sales are hitting the market.

Houses that are priced closer to market value are being sold within months and in some cases days of being listed. The good news for current homeowners is that home prices have begun to level.

Richmond has also seen homes sell higher than listed with no closing costs paid to the buyer; which is a prime example of the market acting honestly. Desirable properties and houses that are priced correctly are being sold and selling rather quickly.

Another sign of a healthier market has been properties getting multiple offers, something relatively uncommon since 2008. Even backup offers have increased on sought-after properties.

The market is acting “honestly” and showing signs of improvement. The increased sense ofurgency around desirable properties and leveling of home prices is good news for both homebuyers and sellers.

Wednesday, May 22, 2013

Hiking Breakheart Loop Trail

Looking for a diverse trail that offers steep inclines, rocky footing and beautiful scenery of hardwoods? If so, Breakheart Loop Trail may be a great trail to try. The trail is located on the north half of Arcadia State Park in West Greenwich, RI.

Breakheart Loop Hiking Trail

Great Swamp Press Map

The trail takes approximately 4 hours. It crosses creeks that eventually feed into the Wood River. It borders Camp E-Hun-Tee and Alton Jones Campus.

Hill

The trail rambles through mostly hardwood forests but there are pine woods dotted throughout and fields of blueberry bushes.

Field of Blueberry Bushes

The footing is smooth at times; it can get a little “swampy” in some areas and goes up and down like a roller coaster. None of the hills are particularly challenging but there are many of them.

Drive down Frosty Hollow Road and take a left at the end onto Austin Farm Road. Take the first right and park at the beginning of the Shelter Trail.

Then, walk along Austin Farm Road to Matteson Plain. It will be the old dirt road that was at the end of Frosty Hollow Road.

Walk up Matteson Plain and take the second left. That is the beginning of Breakheart Loop Trail. There are connecting trail throughout this trail. Generally, staying right will keep you on the trail.

Follow the trail back to Austin Farm Road (note that this road is open to vehicular traffic), or try taking some of the shelter trails, or Penny Hill trail back to the car (for those who hate hiking dirt roads).

Monday, May 20, 2013

Mountain Bike Report: Breakheart Loop Trail

Breakheart Loop Trail, it seems it has been the “holy grail” of local trails. Local mountain bikers like to talk about the trail. Everyone knows a biker who “went over the bars” on this trail. It is slippery, frustrating, tricky and a technical trail. Which is why I wouldn't recommend it for most beginners. It is also beautiful and challenging; a tempting combination for mountain bikers.

Penny Trail Before Breakheart Loop Trail

How did I prepare for the “holy grail” of local trails? I didn’t, I actually took it on accident; which is why I am not including a trail plan, just the trail location. The trail goes behind Camp E-Hun-Tee and Alton Jones Campus.

Breakheart Loop Trail on Great Swamp Press Map

2 weeks ago I posted a Mountain Bike Report on Shelter Trail. It was such a smooth and fast trail I decided to try a new trail off Shelter trail. Unfortunately, the trail map did not specify that the trail I needed to take to get back was for hikers only. It had boards and a sign on the start of the trail stating that it was for hikers.

Shelter on Shelter Trail

I could have backtracked and been on the trail back to the car in less than 15 minutes. However, I am apparently incapable of backtracking. The only way back was Breakheart Loop, which I had to do in the rain.

Most mountain biker's take the trail counter-clockwise, I took it clockwise. The trail is rocky, hilly, has lots of roots and some gorgeous scenery. It has 2 wooden bridges across creeks. There are low hanging branches, and did I mention it was peppered with rocks, stones and roots.

Hill on Penny Hill Trail

If it wasn’t raining the footing would have been tricky. In the rain after a long ride before taking the trail it was slippery and at times frustrating.

Downhill on Shelter Trail

The trail took about an hour to complete. At the end on Matteson Plain Road I wanted to jump off my bike and kiss the dirt, but I was too exhausted.

It was a great ride that challenged my abilities and my patience. The terrain was everything riding in pristine and untouched Rhode Island woods should be. There were some beautiful areas lush and green. When I finished I thought, “I am never doing this again” but I am already planning my next trip.

Field of Blueberry Bushes

Friday, May 17, 2013

Rural Southern Rhode Island MOO-Naure Ordinances

MOO-nure, it’s smelly, sometimes slimy, wet and dry, colorful and constant. No one likes to talk about manure, but for rural Rhode Island residents who own or tend livestock, it is a daily (sometimes twice daily, who am I kidding, multiple times a day) reality.

Cows From Behind

For those dealing with the other end of life, here in the bottom end of the state understanding town ordinances about “it,” can at the very least keep homeowners out of trouble and in their neighbor's good graces.

Believe it or not, each town has several ordinances involving the care, removal, management and storage of manure; or as I like to consider it, future compost.

According to the town of Richmond, in the manure ordinance 6.18.010, manure ordinances are for livestock . The town's definition of livestock includes such public offenders as cattle, cows, sheep, horses, ponies, mules, burros, donkeys, goats, llamas, alpacas, rabbits, chickens, roosters, turkeys, ducks, geese, guinea fowl, pea fowl, peacocks, ostriches, and emus, as an accessory use to a principal residential use.

Meanwhile, wild animals are free to use the world as their toilet.

2 other ordinances that impact manure storage are listed below.

6.18.020 General standards. The following standards apply to any parcel on which domestic livestock are kept.

A. Areas where domestic livestock are kept shall be managed in a manner that minimizes dust, odor, and vermin.

B. Stormwater runoff from all areas where domestic livestock are kept and where manure is stored or composted shall be directed away from wetlands and wells on the parcel where the domestic livestock are kept and away from wetlands and wells on adjacent parcels.

(Ord. dated 6-7-11)

6.18.030 Manure management. Manure shall be stored or composted in the following manner:

A. Manure shall be stored or composted at least fifty (50) feet from a lot line, one hundred (100) feet from a well, and two hundred (200) feet from a wetland or stormwater drainage feature.

B. Manure storage or composting areas shall be visually screened from residential uses on adjacent lots.

C. Manure shall be stored on an impermeable surface and shall be protected from precipitation by a cover to prevent surface runoff over and around manure piles to avoid contamination of surface and ground water.

Manure is not a pretty or sexy topic (I can't believe I just used the word "sexy" in this post) but for those who live in rural southern RI or those who want to, it is an everyday reality. Knowing and understanding town ordinances will hopefully keep homeowners out of trouble and in the good graces of their neighbors.

For more information contact the local town hall.

Richmond Town Hall website

Wednesday, May 15, 2013

1873 Richmond Switch Train Accident

Sitting in a kayak on Meadowbrook Pond in quiet Wood River Junction it is hard to imagine 140 years ago it was the scene of one of the most horrific train accidents in American history. The tragedy would lead to the passing of national laws concerning safety standards for passenger cars.

In 1873 Wood River Junction was called Richmond Switch. Richmond Switch had a passing track, station and water tank. The tracks crossed Meadowbrook stream at the Ennis Dam, just feet from where the train continues to cross today. Today, cars cross the stream parallel to the tracks on King’s Factory Road.

Artist Rendering of Richmond Switch Train Wreck

Following 3 days of driving rains Ennis Dam had sprung a small unnoticed leak. On Saturday April 19, 1873 at approximately 3 in the morning the “Steam Boat Train” heading from Stonington Connecticut, to Providence Rhode Island headed toward Richmond Switch on its ill-fated journey.

The train was overloaded with freight, baggage and crammed with over 100 passengers in 5 cars. The passengers were mostly immigrants traveling from New York City.

The train was running late when it passed into Westerly Rhode Island. It made a scheduled stop at the Westerly Train Station then bounded toward Richmond Switch at 40 miles per hour.

Meanwhile, the trickle had weakened the dam and water began streaming through. The dam broke under the mounting pressure and a 10 foot high wave of water engulfed the road bridge. The road bridge then crashed into the railroad bridge 100 feet downriver. The bridge was quickly washed away and broken to pieces as 40 acres of water rushed downstream.

The train traveled along not knowing the bridge was gone and the once 20 foot span had increased to 40 feet. The conductor did not see the bridge out, until it was too late. The train left the tracks and traveled the full 40 feet ramming into the bank on the opposite side.

The next cars carrying freight were instantly submerged in the water. The passenger cars were strewn and broken on top of those. Some passengers were thrown from the cars and landed in the frigid April waters.

The remaining passengers were trapped inside the overcrowded passenger cars, which were set aflame when the coal stoves spilled their contents. According to recorded eyewitness accounts the fires burned so intensely the varnish on the inside of the cars began to bubble. Locals immediately began pulling passengers to safety, but the cries of those trapped inside the burning cars were deafening.

An article in The New York Times dated April 20, 1873 contained the following eye-witness account.

“Jonas Holstrom, also a passenger, states that the rate of speed before reaching Richmond Switch was about thirty-five miles an hour, and the first intimation he had of the disaster was a sharp concussion which burst open, the car in which he was seated and partially filled it with debris of the preceding car. In front of him were two young men, while behind was Benjamin R. Knapp, Jr. of Boston. Immediately after the shock he heard them call for help to extricate themselves, as they were wounded and held fast by splinters of the preceding car. On reaching Mr. Knapp, one of his legs was found injured, and desperate attempts were made to extricate him and the two young men above mentioned, when a volume of flame shot into the car. The rescuers had barely time to assist Mr. Knapp, when they were obliged to flee for their lives, and the two young men were left to meet a horrible fate. With these two exceptions, all of the other occupants of the car were known to have perished.”

Word quickly spread and trains were sent from Providence containing doctors and nurses. Within 4 hours a temporary replacement bridge had been built to aid those in need. 22 injured were taken to Rhode Island Hospital, all but 1 survived.

Historians believe the death toll exceeded 100, assuming the passenger cars were filled more than records show.

It took 100 workers to manually pull the locomotive from the embankment as it was driven over 7 feet deep into the opposite bank.

For weeks following the fatal crash debris, clothing and human remains were found in mills downriver.

Calls for more humane and safer passenger conditions followed the tragedy.

Driving by or kayaking the gentle river today it is hard to imagine the scene 140 years ago and the important life-saving actions taken following it.

Tuesday, May 14, 2013

Mountain Bike Report: Carolina Management Area

Located in quiet Richmond, RI is a relatively small management area, only 2359 acres, of some of the most diverse riding in the state of RI. This hidden gem is a great “fit” trail for mountain bikers who want to ride various terrains and challenge themselves up long and sandy hills.

North of Pine Hill Road Trail Map by great Swamp Press

The management area borders Kenyon Hill Trail, Switch Road, and routes 91 and 216. It has rocky outcroppings, in-use dirt roads, gated dirt roads, hiking trails, cranberry bogs, streams, rivers and agricultural fields maintained by the RI Division of Fish and Wildlife.

South of Pine Hill Road Trail Map by Great Swamp Press

This trail plan offers a variety of footings, scenery and hill challenges. It takes approximately 2 hours, with low technicality.

Start the ride by parking in parking area across from Sandy Pond Road on Switch Road. It does not allow for many vehicles. There is another parking area about 100 feet from main gate.

Ride on Switch Road until Shippee Road. Shippee Road is a dirt road that goes to Carolina Trout Pond. It is open to vehicular traffic. The dirt road turns right and climbs a hill to the pond, instead of taking right go straight at the metal gate.

Trail Split on Habrek Trail

From here the trail splits, go left and begin climbing a long and steep hill. This trail is Habrek Trail. The elevation begins at 150 and climbs to 250. The footing is sand, gravel and roots. The climb varies from gentle sloping to steeper inclines.

After the hill take the first right onto South Trail. From here the trail winds down the hill. It has some rocky corners.

South Trail

Take the first left onto Gardiner Trail. It is a walking path with low hanging branches and very fast, packed footing. The trail is narrow. It also goes through a mountain laurel tunnel.

Mountain Laurel
Photo Courtesy Rebecca Crosby All Rights Reserved
The trail ends on the North South Trail which is a dirt road used by cars. From here ride to the end of the road and turn left on Pine Hill Road. On Pine Hill Road take a right at the red barn, the Carolina Hunter Check Station.

Hunter Check Station

This is Andrews Trail and the footing is varied. It is used by hikers and horseback riders heavily. It goes through cultivated fields and the grass can get long before it is mowed.

Andrews Trail ends at turf fields in a hemlock grove. Veer left and take a small walking path to the edge of the turf/corn field. From here the trail borders the fields and is seen as packed earth. Ride the edge until the trail turns left into the woods on the North South Trail.

Trail Borders Edge of Turf and Corn Fields

From here the trail narrows and slopes downward. It is mostly evergreen woods with roots crossing the path. Follow the trail until it borders a creek. Cross the creek then take the first left and begin climbing the steep hill.

At the crest of the hill turn left on White Brook Trail. Ride the trail until it ends on Pine Hill Road.

Log Obstacle

Continue on Pine Hill Road and pass the North South Trail road. Climb the hill and take the first right onto Laurel Trail. Most maps call this trail for hikers only, but it is used by horseback riders and mountain bikers without a problem.

This trail slowly climbs through the woods on varied footing. It ends on Essex Trail.

On Essex Trail take a left and begin the descent downhill. Stay left on Essex and ride past 2 ponds and some more cultivated fields. The trail ends at the parking area on Switch Road.

Have fun enjoying this hidden gem in Richmond, RI.

Westerly Beach Pass Information

The sound of crashing waves the feel of warm sand beneath your feet and the taste of salt on your skin. It is time for southern RI beaches to officially open.

Photo Courtesy Julie Cardinal Misquamicut Beach Association

Westerly is kicking off opening day with Misquamicut Springfest 2013. Springfest is a 2- day event featuring live music, fireworks, entertainment and rides. Springfest is open to the public.

Parking for the festival is free and children under 4 are free. Admission costs $7 per person. For more information on Springfest visit the Springfest web site, Misquamicutfestival.org

However, the rest of the summer, May 10th through Labor Day patrons of Westerly beaches will be required to have either a seasonal pass or day pass.

Town Beach of Misquamicut:

§ Open from 9-6 on weekdays
§ Open from 8:30-6 weekends
§ Only available to season pass holders who are Westerly residents or Westerly business owners
§ No day passes
§ Provide vehicle registration and license proving that you are a resident at the Westerly Town Hall on Broad Street, no longer accepting season pass requests at the beach
§ Provide proof of residential or Business ownership with past years tax bill in applicant’s name or copy of lease
§ If you do not drive or do not have an identification card, applicant must provide copy of utility bill in the applicant’s name
§ The fee of $60 to residents provides them with 1 sticker only
§ $35 for extra sticker
§ $35 per pass for seniors, active duty and disabled military personnel
§ Registration can be printed from Westerly Town Hall web site or filled out at the town hall, can be printed form Town Hall web site and mailed in.

Wuskenau:

§ Open to general public.
§ Open 9-6 weekdays,
§ 8:30 to 6 weekends
§ Cottage pass, transferable from renters and can be purchased at the beach for $150
§ $70 for season pass
§ Day Pass is variable from $10 to $20 depending on the day of the week and holiday’s
§ Registration can be printed from Westerly Town Hall web site or filled out at the town hall, can be printed form Town Hall web site and mailed in.

Mail in Pass Information

Please provide the following items:

Copy of applicant’s Driver’s License

Copy of the Registration of the car you will use

A self-addressed stamped envelope

Signed copy of the Beach Contract

TOWN HALL/Tax Collector’s Office

45 Broad St.

Westerly, RI 02891

westerlytownbeachri@gmail.com

401 315 5642 – Beach Hotline, note it never connects to an actual person.

3 Grants For Southern Rhode Island Trails

The Rhode Island Department of Environmental Management (RIDEM), Rhode Island Department of Transportation (RIDOT) and Rhode Island Trails Advisory Committee have awarded grants for 3 southern RI trail improvements. RI received $1,524,725 in grant monies in total for 28 different projects from federal transportation funds.

The purpose of the funding is to provide grants that may be used to create new recreational trials, as well as fix and improve existing trails for hikers and other recreational users. Following the enactment of the Transportation Equity Act for the 21st Century, funds for trail projects were set aside.

RI Governor Lincoln Chafee said, “we are pleased to present these federal grants that will enhance and improve hiking paths and walking trails in communities across the state. Rhode Island's numerous recreational trails are heavily used by the public and perfect places to take a walk or just enjoy nature in a peaceful, relaxing setting.”

According to RIDEM the 3 local trail projects are:

1. Westerly Land Trust- Aguntaug Swamp $85,000 to extend the Westerly Land Trust’s trail system by providing ADA access to 1,000 feet of new trail and 700 feet of elevated walkway into Aguntaug Bog in Westerly.

2. Hopkinton Land Trust- Tomaquag Trail - $95,000 to install a bridge over Tomaquag Brook to complete the southern section of Tomaquag Trail, connecting 2-3 miles of trails in Hopkinton to 5 miles of trails in Grills Preserve in Westerly.

3. Appalachian Mountain Club- Mount Tom Trail - $100,000 to install a bridge over Wood River in Exeter to allow hikers to avoid using Route 165 to cross. Project consists of site preparation and installation of a prefabricated bridge.

Mountain Bike Report: Shelter Trail Arcadia State Park

As anyone who has walked, fished or mountain biked in Arcadia can tell you, there are numerous trails. The trail report was set up with the intent of taking about an hour to complete. It is not the fastest way to get to any spot or trail. It is set up to offer a variety of riding footings, technical aspects and inclines.

Begin by parking at the West Exeter Church. Running parallel to route 165 is a trail. It has a rusty metal bar at the beginning. Ride down the steep hill to the Midway parking area. From there go right onto the dirt road called Midway Railroad. This dirt road is open to vehicles. Ride over a bridge whose stream feeds Wood River. The road opens up to another parking area, stay on Midway Railroad and ride down the main dirt road.

Shelter Trail Map

Photo Courtesy Google Maps

There is another block there to stop vehicles from entering. Midway is sand, grass and in some areas deep sand. It has sloping hills, gradual inclines and open fields. Through the fields the footing is packed and can be ridden very fast. It can be hot to ride this trail in the summer since it is fairly open to the sun. In early September the milkweed growing in the fields attracts monarch butterflies.

Midway opens up into a dog training area with a pavilion and parking area. From the end of Midway take a left onto Plain Road. This road is open to vehicles. Ride up the hill and take the first right onto a shelter trail. The trail is open and was an old road.

Take the second right and climb a small hill to the old stone fireplace and foundations. This is a great area to stop and explore. Use caution since the ground is littered with broken glass.

Stone Fireplace

Continue on the Shelter Trail and pass some old cabins and shelters. The trail comes to the top of a hill, here someone has built steps going down the hill. This hill is a hidden gem and a technical surprise out in the woods. Then turn around push the bike back up the hill and ride it again.

Hill with Steps

From here continue down the main trail. Eventually it forks. Left, ends at a small creek that is the border with Camp E-Hun-Tee. There is an old bridge to explore. Right continues on the Shelter Trail to Plain Road.

Old Bridge

Take a left on Plain Road and ride up a long hill. At the top take a right and continue on another Shelter Trail. This trail goes through hardwoods and pine woods and offers small inclines, mud and grass footing.

The Shelter Trail ends on Frosty Hollow Road near Frosty Hollow Pond. Take a right on Frosty Hollow Road and ride to the end at the church parking area.

Richmond Rhode Island Free Brush Dissposal

Following Hurricane Sandy many southern RI residents were left with storm debris, fallen limbs and brush in their yards. For those who don’t have a working brush pile the Town of Richmond will accept brush at the Richmond Transfer Station.

Richmond is offering brush disposal for free to Richmond residents. Please note that brush removal does NOT include leaves. The free disposal program is to aide residents who have brush and tree debris.

To dispose brush at the Richmond Transfer Station residents will be requested to weigh the load before and after it is dumped. Then the resident’s name and address will also be collected for record-keeping purposes.

For more information call the Richmond Transfer Station at 401-491-9505.

Richmond Dog Park

Richmond Dog Park

Attention dog owners, did you know there was a fully fenced dog park in Richmond Rhode Island? The dog park is located next to 51 Buttonwoods Road. It is next to the public works building. The park is approximately 2.4 acres of flat grassy terrain.

The Richmond Dog Park is managed by the Richmond Dog Park Committee. The committee holds meetings twice a month at the Richmond Town Hall.

Richmond Dog Park

Currently the dog park is seeking donations for improvements to the park. Donation jars can be found at Richmond Veterinary Clinic, Pops Pizza, Hack & Livery, Wood River Animal Hospital and Bliss Coffeehouse.

The park has rules and a list can be found on the website richmonddogpark.org. The rules include no leaving pets unattended, no treats and no digging.

The website offers membership that allows dog owners to view and schedule dog play dates. That way no dog has to be disappointed by going to an empty park.

The Richmond Dog Park is a hidden gem for local dog owners and for the dogs they love.

Arcadia State Park: North section

North Section of Arcadia State Park

Photo Courtesy Google Maps

Arcadia State Park located in southwestern RI encompasses approximately 14,000 acres in Exeter, West Greenwich, Richmond and Hopkinton. The park is the largest management area in RI. The park is bisected into north and south sections by Route 165.

This post is covering the north section located in Exeter and West Greenwich. The area includes Escoheag, Mt. Tom, Breakheart Pond, J B Hudson Trail and Reynolds Horseman’s area.

Activities in this area include hunting, fishing, trail riding, dog training, hiking, mountain biking, camping (with a permit), climbing, kayaking and canoeing.

There is hunting allowed in the area and fluorescent orange should be worn during required times.

Climbing activities are usually done at the Escoheag and Mt. Tom areas.

For dog walkers and workers there is a training area complete with water fountain, pavilion and picnic tables.

There are numerous streams and creeks that run through the area that are stocked trout waters. They can only be fished during RI’s fishing season. Frosty HollowPond located on Frosty Hollow Road is a pond created specifically for children under 14 to fish. During fishing season only children 14 and under may fish the pond. The waters are stocked with rainbow, brook and brown trout. Bass, bluegill and pickerel are all commonly found in Breakheart Pond.

Frosty Hollow Pond Drained

The trails range from dirt roads, old unused dirt roads, wide walking paths and hiking paths. The footing is gravel, grass, roots, creek beds and packed earth.

Bees Nest Located on Trail Around Breakheart Pond

For the mountain biker there is J B Hudson Trail (see earlier post for an in depth trail report) and any one of the numerous trails that crisscross the area. The trails can range from beginner to intermediate. Due to the size of the area and the number of trails, a trail map is recommended.

There is plenty of parking for horse trailers. The Reynolds Horseman’s Area has an outdoor ring for working a horse. Prohibited activities in the area include, but are not limited to turning out a horse in the cemetery and ring. No tying horses to trees and no temporarily nailing fencing to trees. Most of the trails are cleared and heavily used by trail riders. There is the occasional low hanging limb to look out for. The ramp located at Breakheart Pond is a great place to stop and let the horse drink and wade in the water.

The north section of Arcadia state park offers many activities for the outdoor enthusiast. Take the family, friends, dog or horse and go explore this unique part of southern RI.

Mountain Bike Report: JB Hudson Trail

The John B Hudson Trail in Arcadia Management Area is approximately 1.6 miles and is fairly technical, personally rated intermediate. There is hunting allowed in Arcadia Management Area and orange should be worn during hunting seasons.

Photo Courtesy Google Maps

To access the trail park in the West Exeter Church (small white church) parking lot, it is at the very beginning of Frosty Hollow Road. There is a parking area at the trailhead, but it is usually washed out and can be tricky to navigate with a car. Take a left onto 165 and begin climbing a small hill to the trail. The trail is the second left. Directly off 165 is a brown sign with white letters that read J B Hudson Trail.

Photo Courtesy Google Maps

The trail goes through pine and hardwood forest. The footing is packed dirt, grass, sand, gravel and rocks.

The trail has a steep ascent at the beginning. Then the trail becomes more technical. There are numerous creek beds to navigate. The footing is rocky and can be very slippery. There are also 2 stone walls to ride over that are difficult to navigate.

J B Hudson is a technical trail that may be intimidating for a beginner; since it is only 1.6 miles and backtracking is not required it is worth a try. After the more technical part continue through the easier trails around Breakheart Pond and make a day of it. I will add more about Breakheart trails in a later post.

Caveat: This trail report reflects my opinion. I am not a great technical rider. I ride for the pure enjoyment of it and to experience the outdoors. I like to challenge myself, but I don’t want to break bones every weekend. I hope this information is helpful when planning a trip.

I ride a 20 inch frame bike with 29 inch rims; it is a little harder for me to navigate the rocky areas with a longer bike than it is for my husband who rides an 18 inch bike with 26 inch rims. It is a lot of bike for me to control, particularly at the beginning of the year when I am out of shape.

Get outside, ride and enjoy!

Februaury's Rhode Island Housing Statistics

According to a recent Providence Journal poll, 73% of those polled believe it is a buyer’s market and 23% believe it is a seller’s market. This comes on the heels of February housing statistics released by the Rhode Island Association of REALTORS.

Rhode Island saw median house prices increase 12% from February of 2012.The median price was $189,500 in February of 2013 compared to $170,000 in February of 2012.

The number of homes sold also increased. It went up 2%, with 442 houses sold.

There was good news for sellers, the number of houses for sale on the market decreased by 18% in February. The number of foreclosures and short sales also decreased from 37% last February to 31% in February of 2013. Making the market a little more seller friendly than it has been.

Black Farm Management Area: A History of Owners

Black Farm Management Area in Hopkinton, RI incorporates over 200 years of New England agricultural history. Today, hikers, hunters and trail riders enjoy rambling through the scenic trails; however, 150 years ago it was a growing, working and changing farm much like many farms in and around southern RI.

To the north of the farm house is a cemetery. It contains 20 headstones of slate and granite, many bearing the names of former owners and occupants. Included in the cemetery are former owners Isaac and Mary Collins and their children.

Collins Cemetery at Black Farm

Photo Peter Mair II of Wilbur Smith & Associates

In 1710, a Quaker named John Collins from Westerly, along with 6 other persons purchased 3,000 acres of undeveloped land in what is now known as Hopkinton. John Collins’ share of the purchase was 450 acres that ran along Wood River.

Upon John Collins’ death his several sons inherited his land. His grandson, Nathan Collins inherited a 46 acre parcel. It was here that he and his wife Tabatha erected the first dwelling on what is now considered Black Farm.

In 1817 Nathan Collins sold the property to his cousin Isaac for $450. Isaac and his wife Mary were to become the predominant owners of the farm who used it for agricultural purposes. They are also buried on the property in the Collins Cemetery.

Isaac was a local doctor who practiced in Richmond, RI. He and his wife Mary had 13 children. It is during this time historians believe the ell was added to the main farmhouse to accommodate the large family.

Black Farm Farmhouse with Ell

Photo Roberta Randall of RI Historical Preservation & Heritage Commission

Isaac Collins increased his holdings by purchasing adjacent parcels. At the time of his death in 1841, the farm had been increased to 197 acres; 182 acres in pasture, cultivation, and orchard, and 15 acres of wood lot. Isaac also built a corn-crib and one-and-one-half story barn.

Isaac Collins’ son, Thomas inherited one-third of his father’s land and purchased another third from his brother. He increased the farm size to 200 acres, but a large portion was left unfarmed. It was during this period that many local farms were decreasing in size as cereal crops were declining in the east, and growing rapidly in the west. Thomas concentrated his efforts on milk production, wool and gardening to supplement his decline in cereal crops.

Upon Thomas’ death in 1896 the farm was almost exclusively used for lumber. He willed his estate to a cousin, James H. Collins. Thomas raised James and gave him a home. A year after receiving the estate James Collins sold the property to Peter D. Palmer, a Hopkinton attorney, for $10.00.

Soon the property was sold back to the Collins family when John Collins purchased it and continued the lumber operations.

After WWII, the property was farmed and occupied on a seasonal basis. A barn from an adjacent farm was moved onto the property and the home and outbuildings were kept in good repair. 1200 feet to the north of the farmhouse is the foundation of a building said to have been used as an ice house. The ice was harvested from Plain Pond. Plain Pond is a naturally occurring kettle pond on the property.

Black Farm Outbuildings Including Chicken Coop, Barn & Playhouse

Photo Roberta Randall of RI Historical Preservation & Heritage Commission

In 1956, John Collins’ son, Arthur Collins sold the property to local poultry farmers Joseph and Anna Russo.

The property was acquired in 1964 by Mrs. Margaret McCormack Black. The Blacks sold the farm to the state of Rhode Island in 1991 to be used as open space. The remaining farmhouse and outbuildings were set aside for private ownership and have since been restored.

Beneath the surface beauty of the Black Farm management area lies 200 years of southern RI agricultural history. Enjoy the trails and explore the old foundations that dot the woods throughout the area. Take in the kettle pond and imagine it being harvested for ice during cold winter days. Black Farm offers a unique RI experience that incorporates local history with modern recreation. Explore and experience all that Black Farm has to offer.

Photo courtesy Google Maps

Hiking and Trail Riding at Black Farm Management Area in Hopkinton Rhode Island

Black Farm is a unique gem in Hopkinton RI. It encompasses the desires of the modern hiker or trail rider along with over 200 years of southern RI farm history. It is rich in natural splendor and the sounds of native wildlife.

Black Farm is approximately 245 acres of state land located on the east side of Woodville Alton Road. There is a parking lot directly off Woodville Alton that allows access to the trails that intertwine the acreage.

The land borders Sweet Valley Estates, an abandoned railroad trestle, 2 miles of Wood River, Woodville Alton Road and private property. It was set aside in 1995 as state land. Walking, hiking, trail riding, hunting and dog training are all permitted in this area.

It contains mixed forests of evergreens and hardwoods, oaks maples, white pine and pitch pine. It is home to various species of native animals including, otters, raccoons, and all kinds of waterfowl. The unique mix of fields, swamps and the river system makes for a diverse ecosystem.

Blue dragonflies dotting Plain Pond

The land includes a kettle pond, called Plain Pond. It is a shallow, naturally occurring kettle pond. It is a great place to bring the dog for a swim as the bottom is mostly sand, not mud. This is a convenience for those who want to take the dog for a walk but don’t want mucky puppies in the car.

The land is also interspersed with small streams that feed the swamps and eventually Wood River. There are small walking bridges over each stream enabling the hiker to keep their feet dry.

After visiting the pond walk along the abandoned railroad trestle to the pillars on Wood River. This is where the train crossed the river at one time. It is a great spot to stop, have a snack or view the river.

There is also a historic cemetery that includes members of each owner’s family dating back to 1755.

Most of the trails are old roads and trestles so they are fairly wide and easy to walk. There are a few hills, but nothing strenuous.

The parking area is fairly small, but will accommodate most horse trailers. The footing is mixed sand and hardwoods. The bridges are NOT horse safe. Expect to wade through the few streams. The trails are mainly used by hikers and have low hanging limbs. Around the pond the trails widen and are perfect for cantering. Along the river there is a cleared field and sandy trail that are great for working a horse while enjoying the view of Wood River.

Take the family, the dog or horse and treat yourself to a unique walk through Black Farm.

To find out more about the history behind Black Farm including its owners and historical importance read my next post on Friday April 19th.

Southern Rhode Island Tax Rates

While holding an open house in the town of Charlestown, RI I was talking to a couple who asked a frequently asked question, “What are the taxes on this house?” I told them and they were amazed at the difference. The couple lived in a home in West Greenwich, RI a town whose tax rate is more than double that of neighboring Charlestown

That led me to compile a list of town tax rates and have them readily available. Taxes are fluid, can and do change.

These numbers provided reflect those of towns from the year 2012. It is important to note that they are a dollar amount per thousand and that land and “improvements” are calculated separately then added together.

When purchasing a home it is important to note that taxes will be included in mortgage calculations. Principal, interest, taxes and insurance are part of the complex mortgage formula. When getting pre-qualified for a mortgage ask the lender about taxes and how much they might impact purchasing power.

Town/$ per Thousand of Assessment (Lowest to Highest)

Charlestown - $7.48
Exeter - $13.49
Richmond - $14.99
Hopkinton - $15.69
West Greenwich - $18.74

Why Rural Rhode Island Living?

Since this is an early post I wanted to introduce people to myself and where I live. I am a lifelong resident of Richmond, RI. I grew up on the Wood River and currently live upriver from my parents.

At the age of 23, I was the program director for a therapeutic riding center in Ashaway, RI. As a business leader in the community I saw first hand the support, kindness and collaboration there was amongst the residents of southern RI. It made me appreciate living here and want to shine a light on this community to others.

On weekends I walk, hike, bike and ride the trails that crisscross the woods in this part of the state. I still love the feeling of finding a new trail or back road, and I am still discovering them. That is one of the best parts of being a real estate agent, I have a reason to travel down roads that most people drive past.

As a resident I fully understand why people live here and why they want to move here. For some it is the dream of a new home set back in the woods, others want a historic home with a barn to try their hand at farming, horse owners want land to graze their horses on with nearby trails that are great for riding, and some want to live where they grew up.

Whatever your motives rural southern RI can meet your needs and I can guide you through the home-buying process.

This blog is intended to show residents, non-residents and future residents all this area has to offer. It will cover local events, people, residential information, weather, programs and of course local housing trends and the properties and homes that are on the market or have been on the market.