# 1616 Route 292 #5 Cottage, Holmes, NY 12531 > **TL;DR:** 1bd/3ba single family, $1,250,000 ($570/sqft), built 1950, 2,192 sqft. > Fireplace, Waterfront, View. Est. $12,186/mo. Listed 2 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $1,250,000 | | Price/sqft | $570 | | Bedrooms | 1 | | Bathrooms | 2 full, 1 half | | Square Feet | 2,192 | | Year Built | 1950 | | Property Type | Single Family (Other) | | Status | Active | | Days on Market | 2 | ## Why This Home Stands Out - **Waterfront** - Waterfront location listed - **Views** - Lake, Water ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $6,321 | | Estimated Insurance | $365 | | HOA | $5,500 | | **Total** | **$12,186** | ## Nearby Schools - **Elementary:** Pawling Elementary School - **Middle:** Pawling Middle School - **High:** Pawling High School ## Key Amenities - Fireplace - Waterfront - View ## Property Highlights - Built in 1950 - Fireplace - Waterfront ## Description ### Agent Description A once-in-a-lifetime opportunity to complete a modern architectural home on one of the most extraordinary settings imaginable - a private island on Whaley Lake, accessible only by boat, offering privacy, water views, and recreation just 90 minutes from New York City. Set on a 4 1/2 acre island with 16 individually owned cottages, Whaley Lake is Dutchess County's largest private motorboat lake. The current owner, working with an experienced local builder, has done the hard part. Structural steel supports dramatic 10-foot glass walls, sliding doors and french doors open to yard, permits are secured, the roof is complete, and the exterior is enclosed and weather-protected. NYSEG has approved individual 200-amp electric service for each cottage. What remains is the most exciting part: finishing the interior to your own vision. The island's building rules govern each cottage's ground-floor footprint. This design uses that allowance at 1,075 SF with an additional 617 SF loft and a basement level planned for 500 SF of finished space, both exempt from the footprint limit-for an architect's-plan total of approximately 2,192 SF across three floors, pending final municipal/architect approval. Arrival is by boat, approaching a dramatic, predominantly glass front designed to capture lake views from nearly every angle. Inside, a two-story wall of glass frames Whaley Lake from sunrise to sunset; a centered wood-burning stove aligns with the window mullions, creating the illusion of one unbroken wall of glass. The main level is planned as open-concept living, dining, and kitchen, with a private primary suite opening to its own lake-view balcony. Above, an open loft offers flexible space - guest quarters, studio, office, or library. Below, a walkout level is already plumbed and planned for a family room, bath, and laundry, opening to the waterfront yard and deck. Whaley Lake offers boating, swimming, and fishing in summer, ice skating and hockey in winter, with the Dutchess Rail Trail and Appalachian Trail nearby and the Village of Pawling minutes away. Multiple Metro-North stations and access to Route 22, I-684/I-84, and the Taconic Parkway keep the city within easy reach. Interior finishing requires a contractor equipped to transport materials and crews to the island-a real but solvable requirement, demonstrated by a neighboring cottage completed by an outside builder. The current builder, who already has transport capability in place, is available to continue the work; buyers may also bring in another qualified contractor. Plans and key materials are on-site. A permanent dock is included with the sale. This is an opportunity for a buyer who wants a fully custom, architect-designed island home-with the structural work, permitting, and design already done-at a rare private setting minutes from the city. ## Location - **Address:** 1616 Route 292 #5 Cottage, Holmes, NY 12531 - **County:** Dutchess County - **Neighborhood:** Whaley Lake - **Coordinates:** 41.561054, -73.663605 - **Google Maps:** https://www.google.com/maps?q=41.561054,-73.663605 ## Listing Agent - **Name:** Elizabeth Hofweber - **Brokerage:** McGrath Realty Inc - **Phone:** 9147609418 - **Broker Phone:** (845) 855-5550 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/1616-Route-292-5_Holmes_NY_12531_M95588-86358?f=listhub&s=MLSLINY&m=1050509&c=propsimple) ## Photos ![1616 Route 292 #5 Cottage - Photo 1](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3535881399r.jpg) ![1616 Route 292 #5 Cottage - Photo 2](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f1829630213r.jpg) ![1616 Route 292 #5 Cottage - Photo 3](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f261307433r.jpg) ![1616 Route 292 #5 Cottage - Photo 4](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2163056204r.jpg) ![1616 Route 292 #5 Cottage - Photo 5](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f1377264334r.jpg) ![1616 Route 292 #5 Cottage - Photo 6](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f1532827072r.jpg) ![1616 Route 292 #5 Cottage - Photo 7](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3450156415r.jpg) ![1616 Route 292 #5 Cottage - Photo 8](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3113644873r.jpg) ![1616 Route 292 #5 Cottage - Photo 9](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2742569243r.jpg) ![1616 Route 292 #5 Cottage - Photo 10](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3290815938r.jpg) ![1616 Route 292 #5 Cottage - Photo 11](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3623725180r.jpg) ![1616 Route 292 #5 Cottage - Photo 12](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2362539938r.jpg) ![1616 Route 292 #5 Cottage - Photo 13](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2089931959r.jpg) ![1616 Route 292 #5 Cottage - Photo 14](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f1991342125r.jpg) ![1616 Route 292 #5 Cottage - Photo 15](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f508935137r.jpg) ![1616 Route 292 #5 Cottage - Photo 16](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f4088950900r.jpg) ![1616 Route 292 #5 Cottage - Photo 17](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2054546561r.jpg) ![1616 Route 292 #5 Cottage - Photo 18](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3098814691r.jpg) ![1616 Route 292 #5 Cottage - Photo 19](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f738036867r.jpg) ![1616 Route 292 #5 Cottage - Photo 20](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f685627166r.jpg) ![1616 Route 292 #5 Cottage - Photo 21](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f1215393988r.jpg) ![1616 Route 292 #5 Cottage - Photo 22](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2965310226r.jpg) ![1616 Route 292 #5 Cottage - Photo 23](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2751969914r.jpg) ![1616 Route 292 #5 Cottage - Photo 24](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f2475979490r.jpg) ![1616 Route 292 #5 Cottage - Photo 25](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3242485564r.jpg) ![1616 Route 292 #5 Cottage - Photo 26](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f939514655r.jpg) ![1616 Route 292 #5 Cottage - Photo 27](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f3921184973r.jpg) ![1616 Route 292 #5 Cottage - Photo 28](http://lh.rdcpix.com/7ba85c726fdf76a68673b37783164fc8l-f4187522279r.jpg) --- **MLS#:** 1050509 | **Updated:** 2026-09-29 **Source:** listhub *Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://www.propertysimple.ai/listing/1616-route-292-holmes-ny-12531-1050509) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/1616-route-292-holmes-ny-12531-1050509#listing", "url": "https://www.propertysimple.ai/listing/1616-route-292-holmes-ny-12531-1050509", "name": "1616 Route 292 #5 Cottage, Holmes, NY 12531", "description": "A once-in-a-lifetime opportunity to complete a modern architectural home on one of the most extraordinary settings imaginable - a private island on Whaley Lake, accessible only by boat, offering privacy, water views, and recreation just 90 minutes from New York City. Set on a 4 1/2 acre island with 16 individually owned cottages, Whaley Lake is Dutchess County's largest private motorboat lake. The current owner, working with an experienced local builder, has done the hard part. Structural steel supports dramatic 10-foot glass walls, sliding doors and french doors open to yard, permits are secured, the roof is complete, and the exterior is enclosed and weather-protected. NYSEG has approved individual 200-amp electric service for each cottage. What remains is the most exciting part: finishing the interior to your own vision. The island's building rules govern each cottage's ground-floor footprint. This design uses that allowance at 1,075 SF with an additional 617 SF loft and a basement level planned for 500 SF of finished space, both exempt from the footprint limit-for an architect's-plan total of approximately 2,192 SF across three floors, pending final municipal/architect approval. Arrival is by boat, approaching a dramatic, predominantly glass front designed to capture lake views from nearly every angle. Inside, a two-story wall of glass frames Whaley Lake from sunrise to sunset; a centered wood-burning stove aligns with the window mullions, creating the illusion of one unbroken wall of glass. The main level is planned as open-concept living, dining, and kitchen, with a private primary suite opening to its own lake-view balcony. Above, an open loft offers flexible space - guest quarters, studio, office, or library. Below, a walkout level is already plumbed and planned for a family room, bath, and laundry, opening to the waterfront yard and deck. Whaley Lake offers boating, swimming, and fishing in summer, ice skating and hockey in winter, with the Dutchess Rail Trail and Appalachian Trail nearby and the Village of Pawling minutes away. Multiple Metro-North stations and access to Route 22, I-684/I-84, and the Taconic Parkway keep the city within easy reach. Interior finishing requires a contractor equipped to transport materials and crews to the island-a real but solvable requirement, demonstrated by a neighboring cottage completed by an outside builder. The current builder, who already has transport capability in place, is available to continue the work; buyers may also bring in another qualified contractor. Plans and key materials are on-site. A permanent dock is included with the sale. 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