Custom Homes, NetBuilt Homes, Historic Renovations, Kitchen & Bath Remodeling, Additions & More — Serving High Falls and the Marbletown / Rosendale Area
Custom Home Builder in High Falls, NY
High Falls grew around the Rondout Creek, its falls, and the Delaware and Hudson Canal, which turned the hamlet into a 19th-century industrial and commercial center. Many canal-era buildings remain, and the High Falls Historic District preserves that character today.
The key planning issue here is jurisdiction. High Falls crosses two town lines: Marbletown and Rosendale. A mailing address does not confirm which town your parcel is in, and that matters for zoning, permits, building department review, and whether Marbletown’s Historic Preservation Commission applies to exterior changes.
P.A.S. Design Build is a family-run design-build studio based in Ulster County. We work with High Falls homeowners on historic renovations, additions, ADUs, kitchen and bath remodels, new construction, and high-performance homes. We begin by confirming the parcel’s town, permit path, zoning requirements, and historic review needs before design begins.
High Falls has one mailing address but two municipal jurisdictions. Part of the hamlet is in Marbletown, and part is in Rosendale — which means different building departments, zoning codes, permit applications, setbacks, and review requirements. Before planning any renovation, addition, or new construction project, the first step is confirming which town the parcel is in.
For Marbletown-side properties within the High Falls Historic District, exterior changes may require review by the Town of Marbletown Historic Preservation Commission and a Certificate of Appropriateness before permits are issued. That review cycle should be built into the project timeline early.
The High Falls Historic District preserves the hamlet’s canal-era core, including lock tender houses, commercial storefronts, Greek Revival residences, and Italianate buildings near the Rondout Creek. Creek-adjacent properties may also involve FEMA floodplain rules or DEC wetlands review, making parcel-specific site assessment essential before design begins.
Two Towns, One Hamlet — and Why That Matters for Every Project Here
Dual-Town Jurisdiction (Marbletown + Rosendale) · High Falls Historic District · National Register of Historic Places 1998 · Delaware & Hudson Canal · Rondout Creek Waterfall · Canal-Era Architecture · Marbletown HPC (for Marbletown-side properties) · D&H Canal Museum · Five Locks Walk · Flood Zone Awareness · NetBuilt Homes · High Performance
P.A.S. Design Build offers the full range of residential design-build services in High Falls — from renovations of canal-era historic homes and antique farmhouses to new construction on rural parcels, kitchen and bath remodels, high-performance builds, and additions. We start every project by confirming the property's municipal affiliation so the permit path is clear before planning begins.
What Construction Services We Provide in High Falls…
NetBuilt™ Homes
NetBuilt is our semi-custom, high-performance home line — pre-designed 2, 3, and 4-bedroom models built to net-zero performance frameworks and adapted to your site, materials, and preferences. For High Falls homeowners with land outside the historic district, NetBuilt provides an efficient path to a high-performance new home without starting design from scratch. Site assessment for High Falls parcels includes confirming town jurisdiction (Marbletown or Rosendale), reviewing applicable zoning on that town's code, and checking FEMA flood zone status for any site near the Rondout Creek corridor. The right site and the right model deliver exceptional performance and long-term value in a region where energy costs and climate resilience matter.
Additions & ADUs
Additions in High Falls require jurisdiction confirmation before design begins. For Marbletown-side historic district properties, additions visible from the public way require a Certificate of Appropriateness from the HPC before the building permit is issued — the design must be compatible with the historic character of the structure and the district. For Rosendale-side properties, the permit path runs through the Town of Rosendale and Rosendale's zoning code applies. For rural parcels in either town outside the historic district, the path is more straightforward. ADUs are an especially practical option in a market with very limited inventory — they add living space, rental income potential, or family housing without requiring the owner to sell into an undersupplied market.
Custom New Construction
New construction in High Falls and the surrounding countryside begins with jurisdiction confirmation — Marbletown or Rosendale — because the applicable zoning code, setback requirements, and permitting path depend on which town the parcel is in. Both towns have their own Planning Board processes for subdivision and site plan review. Properties near the Rondout Creek or its floodplain may require FEMA floodplain development permits and DEC freshwater wetlands review before construction can begin. We conduct a full site assessment before any design commitment — jurisdiction, zoning, flood zone, soil and drainage, and utility access — so the project is grounded in what the land actually allows.
General Contracting
For High Falls homeowners with plans in hand or a clearly defined scope, we offer general contracting services throughout the hamlet and surrounding area. Same on-site oversight and direct communication as our full design-build engagements. On every High Falls project, we confirm municipal jurisdiction in the first conversation — because it determines everything that follows.
Renovations & Retrofits
Renovating a home in High Falls means working with buildings whose character was shaped by the Delaware and Hudson Canal — mid-19th century commercial and residential structures, canal company buildings adapted to residential use, Greek Revival stone residences, and Italianate frame houses that haven't changed substantially in over a century. Before any scope is written, we walk the property and assess the existing structure: materials, framing, systems, and condition. For Marbletown-side historic district properties, we assess HPC designation status first — because the exterior change review process needs to be in the plan from day one. For rural farmhouses and cottages outside the historic district, we assess what the older building envelope contains and what the renovation scope will realistically uncover.
Kitchen & Bathroom Remodeling
Kitchen and bathroom remodeling in High Falls spans the full range of the area's housing stock — from modest canal-era cottages to antique farmhouses to larger rural properties outside the hamlet. Interior remodeling does not require HPC review (only exterior changes are subject to historic district oversight), but older homes reliably reveal original plumbing, outdated electrical systems, and structural conditions behind original walls that need to be part of the plan before demo begins. We scope every kitchen and bath project honestly upfront, so the full picture is priced from the start — not discovered mid-project.
Local Knowledge That Changes How a Project Gets Started
What Sets Our Work Apart in High Falls?
We confirm jurisdiction before anything else — because in High Falls it genuinely matters.
High Falls is the only hamlet in this part of Ulster County where a property's mailing address does not determine which building department handles the permit. Marbletown and Rosendale share the hamlet, and the town line runs through it. A contractor who doesn't ask which side of the boundary a property sits on will eventually find out — but the timing of that discovery matters a great deal. We confirm municipal affiliation in the first site visit. Everything else follows from that answer.
We know the Marbletown HPC process and design to pass review on the first submission.
For exterior work on Marbletown-side properties in the High Falls Historic District, the HPC Certificate of Appropriateness review comes before the building permit. The review is against specific compatibility criteria — building form, materials, roofline, fenestration proportion, relationship to neighboring historic structures. HPC meetings are typically monthly, so missing the submission deadline adds weeks to the project. We prepare submissions that anticipate HPC review criteria rather than revise after a denial — which means our historic district projects get through review efficiently and move to construction on schedule.
We understand what Rondout Creek floodplain status means for project scope.
The Rondout Creek runs directly through High Falls — the actual waterfall is within the hamlet. Properties near the creek sit within or near FEMA-designated Special Flood Hazard Areas, and work near the creek corridor may require DEC freshwater wetlands review. Flood zone status affects what can be built and how — elevation requirements, foundation type, and whether a substantial improvement calculation limits the scope of renovation work. We identify flood zone status before any design begins.
Design-build keeps the project's character intact through construction.
High Falls buyers chose this hamlet — not Rhinebeck, not Woodstock, not a more visible Hudson Valley destination. They value authenticity and the specific, unrepeatable character of a place shaped by the Delaware and Hudson Canal. Design-build keeps that sensibility in the project from first conversation to final walkthrough — one team, one point of accountability, no handoff from designer to contractor where the intent gets diluted.
How We Work:
The same five-step process applies to every project — with jurisdiction confirmation, HPC status review, and flood zone assessment built into discovery for every High Falls engagement.
Discovery
We define your goals, site conditions, budget, and overall scope.
Design & Development
We align layouts, materials, and systems with construction reality before anything is committed to.
Pre-Construction
We coordinate permitting, engineering, and all technical planning with local authorities.
Construction
We manage the build directly with consistent communication and hands-on execution.
Completion
We close out with final walkthroughs, documentation, and full project handoff.
Common Questions from High Falls Homeowners
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We offer the full range of residential design-build services in High Falls, including custom new home construction, NetBuilt semi-custom high-performance homes, whole-home renovations of canal-era and historic homes, kitchen and bathroom remodeling, home additions and ADUs, high-performance and net-zero construction, general contracting, and complete pre-construction and permitting support. For every High Falls project we start by confirming whether the property is in the Town of Marbletown or the Town of Rosendale — because the permit path, zoning code, and (for Marbletown-side historic district properties) HPC review requirements all depend on that answer.
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This is the most important question to answer before planning any project in High Falls. The hamlet spans the boundary between the Town of Marbletown and the Town of Rosendale, and your mailing address (High Falls, NY 12440) does not tell you which town your parcel is in. If your property is in Marbletown, your building permit comes from the Town of Marbletown Building Department (1925 Lucas Ave, Cottekill, NY — mailing PO Box 217, Stone Ridge, NY 12484; phone 845-687-7500 ext. 3), and if your property is in the High Falls Historic District or is a designated landmark, exterior changes will also require a Certificate of Appropriateness from the Marbletown Historic Preservation Commission before the permit is issued. If your property is in Rosendale, your permit comes from the Town of Rosendale Building Department (339 Main Street, Rosendale, NY) and Rosendale's zoning code applies. To confirm which town your parcel is in, check your property tax bill (it will list the assessing municipality) or look up your parcel on the Ulster County GIS. P.A.S. Design Build confirms jurisdiction before any planning begins on High Falls projects.
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For properties in the High Falls Historic District that sit on the Marbletown side of the town boundary, exterior changes are subject to the Town of Marbletown Historic Preservation Commission (HPC) review process — the same as in Stone Ridge. Before the Code Enforcement Officer can issue a building permit for exterior work on a designated landmark or historic district property, the HPC must review the application and issue a Certificate of Appropriateness confirming that the proposed work is compatible with the historic character of the property and the district. The review criteria include building form, roofline, materials, window and door proportions, and compatibility with neighboring historic structures. Interior changes do not require HPC review. HPC meetings are held on a monthly schedule, so the review timeline should be built into the project plan from the start. We manage the Certificate of Appropriateness process completely for our High Falls clients.
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The Rondout Creek runs directly through the hamlet of High Falls — the waterfall that gives the hamlet its name is where the creek drops over a rock formation near NY 213. Properties near the creek sit within or adjacent to FEMA-designated Special Flood Hazard Areas, where floodplain development regulations limit certain types of construction and may require that structures be elevated above the base flood elevation. If a renovation project qualifies as a 'substantial improvement' under FEMA rules (generally, work exceeding 50% of the structure's market value), the entire structure must be brought into compliance with current floodplain construction standards — which can significantly change the scope of an otherwise straightforward renovation. Work within or near the Rondout Creek corridor may also trigger DEC freshwater wetlands permit requirements. We identify flood zone status in the first site visit and factor it into the project scope before any design work begins.
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NetBuilt is our semi-custom, high-performance home line — pre-designed 2, 3, and 4-bedroom models built to net-zero performance frameworks and adapted to your site, materials, and preferences. NetBuilt is available on suitable parcels in the High Falls area — typically rural lots outside the historic district, in either the Marbletown or Rosendale portions of the town. Site assessment before any model recommendation includes jurisdiction confirmation, applicable zoning review, and flood zone status for sites near the Rondout Creek. NetBuilt homes align well with what High Falls buyers tend to value: quality construction, energy efficiency, long-term performance, and a home that is genuinely suited to the Hudson Valley climate and landscape.
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Yes. We handle kitchen and bathroom remodeling throughout High Falls and the surrounding area. Interior remodeling does not require HPC review — only exterior changes on historic district or landmark properties are subject to that process. In High Falls's older canal-era and farmhouse stock, interior remodeling typically uncovers original plumbing, outdated electrical systems, and construction techniques from the mid-19th or early 20th century that need to be addressed while the walls are open. We scope every kitchen and bath project to account for what older homes in this area reliably reveal — so the budget reflects the full project from the start, not just the surfaces.
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High Falls is more affordable than Stone Ridge but still a sought-after market — median home sale prices have ranged from approximately $533,000 to $562,000, with the full market range running from under $300,000 for modest cottages to well over $1,000,000 for larger rural estates. Renovation costs depend heavily on the home's age and condition: kitchen renovations typically range $45,000–$95,000+; bathroom remodels $22,000–$55,000+. Older canal-era and farmhouse-stock homes often have original systems behind the walls that add to renovation scope — we account for these honestly in our estimates. Historic district properties on the Marbletown side that require HPC review add a permitting step that adds time (not necessarily cost, but the HPC review and Certificate of Appropriateness must be built into the project timeline). Custom new construction runs $300–$500+ per square foot depending on site conditions and specifications.
Custom Homes & Renovations Throughout the Hudson Valley…
WHERE WE BUILD
P.A.S. Design Build serves homeowners across the broader Hudson Valley. Whether you're building in Kingston, on a mountain lot in Woodstock, or along the river in Rhinebeck — we know this land, these codes, and this climate.
Planning a Project in High Falls?
Start by knowing which town your property is in — then let's talk about what you want to build.
High Falls projects deserve a contractor who has worked through the jurisdictional and historic district landscape here before. Whether you're renovating a canal-era cottage on the Marbletown side, building new on a rural Rosendale parcel, or remodeling a kitchen in a farmhouse that was last touched in 1975, the right starting point is the same: confirm the jurisdiction, walk the site, and build an honest plan around what the property, the regulations, and the budget actually allow. We take on a limited number of projects each year so every client works directly with our principals from first conversation to final walkthrough.
TRUST CHECKLIST
Jurisdiction confirmed before any planning begins — Marbletown or Rosendale
HPC Certificate of Appropriateness process managed completely for Marbletown-side historic district properties
Site walk and honest assessment before any scope or pricing commitment
Flood zone and DEC status identified before design begins for creek-adjacent sites
Direct access to Patrick and Aiden from start to finish