Blackburne Farm (The Residences at Blackburne Farm)

Independent Assessment

Blackburne Farm is confirmed as a genuine, actively developed small-scale 55+ townhome community, with consistent multi-source agreement on its 29-home count, 40-acre setting with 70% permanently protected open space, phased 2018-2022+ construction timeline, and its comparatively extensive amenity list for a community of its size. Buyers should confirm directly with the builder whether construction/sales are fully complete as of the most recent review and whether any homes remain available for purchase as new construction versus resale. The current monthly HOA fee was also not independently confirmed.

Who May Find This Community Appealing

Buyers seeking a small, boutique-scale 55+ townhome community with an unusually extensive amenity list (exercise facility, event room, bocce, dog park, fishing) for only 29 homes, set on 40 largely preserved acres in a quiet Orange County hamlet, are a strong fit for Blackburne Farm. Its first-floor master suites also suit buyers prioritizing single-level primary living within a low-maintenance townhome format.

Homes, Builders & Development History

Blackburne Farm was developed by Blackburne Homes (also referenced as Rieger Homes in some sources) as a 29-home Active Adult 55+ townhome community on 40 acres in Campbell Hall, built in phases beginning in 2018 through after 2022. Homes are designed with spacious dimensions and first-floor master suites, offering maintenance-free living within a small-village layout where 70% of the acreage is permanently protected from further building.

Current Pricing & Market Positioning

Homes at Blackburne Farm average around $722,000, per one secondary source, positioning the community at a premium level within Orange County's 55+ market, reflecting its boutique scale, extensive amenity list, and largely preserved 40-acre setting. Buyers should confirm current pricing and available inventory directly with the builder or a local agent.

New Construction vs. Resale Considerations

Blackburne Farm was built in phases from 2018 through after 2022; whether construction and sales are now fully complete, or whether any new-construction inventory remains available, could not be independently confirmed. Buyers should confirm the current build-out status, remaining inventory, and HOA transition status (builder-controlled versus resident-controlled board) directly with the builder.

Taxes, Insurance & Special Assessments

Homes at Blackburne Farm are subject to Town of Hamptonburgh and Orange County property tax administration. Buyers should confirm current tax figures directly with the Orange County Real Property Tax Service Agency and request the HOA's current financials before purchasing.

Community Layout & Lifestyle

Blackburne Farm offers a small-village, boutique 55+ lifestyle on 40 largely preserved acres of rolling hills, woods, and ponds, with an amenity list (bocce, fishing, dog park, fire-pit pavilion) unusually extensive for a community of only 29 homes. Its first-floor master suites and maintenance-free townhome format suit buyers who want single-level primary living without sacrificing outdoor recreational variety.

Shopping, Healthcare & Airport Access

Blackburne Farm is located in the hamlet of Campbell Hall, Town of Hamptonburgh, Orange County, within a short drive of area parks, restaurants, shops, and mass transit.

Age Qualification & Material Ownership Restrictions

Blackburne Farm is marketed by the builder as an 'Active Adult 55+ community.' Buyers should confirm the community's actual current age-verification and occupancy-restriction standard directly with the builder and the HOA, as its own recorded governing-document age-restriction language was not independently reviewed. New York's age-restricted-housing framework tracks the federal Housing for Older Persons Act (HOPA) exemption without an independent, stricter state-level wrinkle.

Tradeoffs & Limitations

Given Blackburne Farm's phased construction from 2018 through after 2022, buyers should confirm the community's current build-out status -- whether any new construction remains available or the community is now fully resale -- directly with the builder. The current monthly HOA fee should be verified directly, as it was not independently confirmed. As a boutique 29-home community, resale inventory at any given time is likely to be limited.

Comparison With Nearby Communities

Within Orange County, Blackburne Farm's boutique scale (29 homes) and premium, amenity-rich positioning contrast with the much larger Wildflowers at Wallkill (283 homes) and the mixed-housing-type Warwick Grove (approximately 195-197 units). Buyers prioritizing a small, quiet, highly amenitized community over scale are best suited to Blackburne Farm.

Current Listings

A connected local agent, or the builder directly, can provide current available inventory and pricing at Blackburne Farm.

Is Blackburne Farm age-restricted?

Yes, it is marketed by the builder as an 'Active Adult 55+ community.' The community's recorded governing-document language was not independently reviewed; confirm the exact current standard directly with the builder and HOA.

How many homes does Blackburne Farm have?

29 homes on 40 acres, built in phases from 2018 through after 2022.

What does a home at Blackburne Farm cost?

Homes average around $722,000, per one secondary source. Confirm current pricing directly with the builder or a local agent.

What amenities does Blackburne Farm offer?

An exercise facility, event room, bocce courts, a pavilion with a fire pit, a community garden, walking paths, a dog park, fishing access, and horseshoe pits, on a 40-acre property that is 70% permanently protected from further development.