The Pierson
dickf3 said:
Winter 2026-2027?
$3,500,000CHANGE CURRENCY$27,168ANNUAL TAXESDetailsResidential LotPROPERTY TYPE2308111530555658WEB IDMLS ID415DAYS POSTEDDescription
1 Pierson Rd, 1 Pierson Rd, Maplewood, NJ 07040
An extremely unique opportunity for development! This 1.47 acre site is surrounded by views of a golf course (Maplewood Country Club) and is very close to Maplewood Village & trains to NYC. The property is zoned residential and can support up to 40 units of a first-class residential project.
I’ll take it. What’s the Venmo?
40 units? JFC.
Another apartment building in a flood zone. Concessions will be made by our fine municipal government and everyone will pat themselves on the back.
yahooyahoo said:
40 units? JFC.
Another apartment building in a flood zone. Concessions will be made by our fine municipal government and everyone will pat themselves on the back.
Just like West Parker.
....and you can already spend 15 minutes you didn't have to spend before waiting for a break in the traffic to turn onto Valley Street.
Oh, but that's right -- these people won't clog our streets up with more traffic .... they won't HAVE cars .... They'll take the TRAIN!!! ('cept the train doesn't go to the dentist's/doctor's office, or Susie's soccer game, or even anywhere near the Senior Center.) If these apts. are being added to provide space for the downsizing seniors we're trying to provide more living options for so we can achieve/maintain age diversity in our community -- the rents need to be low enough to allow them to live on their fixed incomes -- supplemented by retirement savings.
Backfilling every bit of open space and squeezing more multi-unit housing into every square inch is the best way I can think of to SAP ANY CHARM out of our two towns. And once that's gone, well, I don't know of any examples of towns bringing BACK that charm after overbuilding changed the landscape forever. Let's really think hard about whether we're willing to sacrifice what made most of us want to live here in the first place.
At that cost, this is not likely to be the 40 units of affordable housing the town is looking to create. Nor, will it help with mitigating the storm water runoff problem the town has identified.
Juniemoon said:
....and you can already spend 15 minutes you didn't have to spend before waiting for a break in the traffic to turn onto Valley Street.
Oh, but that's right -- these people won't clog our streets up with more traffic .... they won't HAVE cars .... They'll take the TRAIN!!! ('cept the train doesn't go to the dentist's/doctor's office, or Susie's soccer game, or even anywhere near the Senior Center.) If these apts. are being added to provide space for the downsizing seniors we're trying to provide more living options for so we can achieve/maintain age diversity in our community -- the rents need to be low enough to allow them to live on their fixed incomes -- supplemented by retirement savings.
Backfilling every bit of open space and squeezing more multi-unit housing into every square inch is the best way I can think of to SAP ANY CHARM out of our two towns. And once that's gone, well, I don't know of any examples of towns bringing BACK that charm after overbuilding changed the landscape forever. Let's really think hard about whether we're willing to sacrifice what made most of us want to live here in the first place.
after the condos are built, the real estate office will advertise it as the best location… with beautiful greenery and the bedrooms come with magnificent views of the golf course…
dickf3 said:
Winter 2026-2027?
$3,500,000CHANGE CURRENCY$27,168ANNUAL TAXESDetailsResidential LotPROPERTY TYPE2308111530555658WEB IDMLS ID415DAYS POSTEDDescription
1 Pierson Rd, 1 Pierson Rd, Maplewood, NJ 07040
An extremely unique opportunity for development! This 1.47 acre site is surrounded by views of a golf course (Maplewood Country Club) and is very close to Maplewood Village & trains to NYC. The property is zoned residential and can support up to 40 units of a first-class residential project.
So, a seller’s pitch for a property that, according to Christie’s, has been listed for more than a year and, according to Financial Times, is no longer on the market.
Other than speculative fears, what are we supposed to make of this?
DaveSchmidt said:
Other than speculative fears, what are we supposed to make of this?
An in-ground swimming pool?
It has potential! If only I had money. The things I would do with that spot and the movie theater!
So only 27k in taxes paid now. After it's developed I would expect 250k in taxes or pilots
mrmaplewood said:
If developed it would get a PILOT and the taxes would be LOWER.
Our two towns love giving PiLOTs to developers. Even those that don’t need them.
ridski said:
DaveSchmidt said:
Other than speculative fears, what are we supposed to make of this?
An in-ground swimming pool?
Pool to be filled at least twice a year, at no expense to the owners.
Formerlyjerseyjack said:
Pool to be filled at least twice a year, at no expense to the owners.
but you have to add your own chlorine…
mrmaplewood said:
If developed it would get a PILOT and the taxes would be LOWER.
Pilots are not giveaways.
yahooyahoo said:
Out two towns love giving PiLOTs to developers. Even those that don’t need them.
Town makes out well with a PILOT. It is the school district that loses funding. Since the school district gets the largest share of our real property taxes, it is the rest of real property owners who make up the difference.
joan_crystal said:
Town makes out well with a PILOT. It is the school district that loses funding. Since the school district gets the largest share of our real property taxes, it is the rest of real property owners who make up the difference.
And so the school district ends up cutting staff and programs. And can’t afford to offer decent raises to get our district in line with neighboring towns in terms of faculty salary.
mrincredible said:
joan_crystal said:
Town makes out well with a PILOT. It is the school district that loses funding. Since the school district gets the largest share of our real property taxes, it is the rest of real property owners who make up the difference.
And so the school district ends up cutting staff and programs. And can’t afford to offer decent raises to get our district in line with neighboring towns in terms of faculty salary.
no, that's not how it works. The school system sets the budget and sends the "bill" to each town. The district does not care how each town raises the money. So if a pilot gives the town budget a big boost, they can hopefully avoid town budget increases. The school budget becomes a larger percentage of our tax bill, but the residents can actually benefit. What screws our schools is the asinine 2% budget increase cap that the state passed years ago. Another disastrous policy to kick the can down the road.
I think the for sale sign only went up in the last few weeks. I wonder why not sooner.
https://www.christiesrealestate.com/nnj/sales/detail/607-l-83914-2308111530555658/1-pierson-rd-maplewood-nj-07040
And following the above FT link, I see “for sale”.
dickf3 said:
And following the above FT link, I see “for sale”.
So do I, tonight. Yesterday, in large type across the top of the page, I saw “no longer on the market.”
dickf3 said:
I think the for sale sign only went up in the last few weeks. I wonder why not sooner.
https://www.christiesrealestate.com/nnj/sales/detail/607-l-83914-2308111530555658/1-pierson-rd-maplewood-nj-07040And following the above FT link, I see “for sale”.
The photo attached to the link above doesn't look like the Pierson property to me. They can't have already started development if it's still for sale ... can they? Where is Pierson Rd - that tuns along the edge of the property -- and continues through the golf course?
Does this mean we lose Pierson's Mill and, even worse, the Pierson home -- with its lovely columns and mid-sized grandeur? What is the white building on the right with the octagonal roof?
We still don't know what we've got 'til it's gone.
It wouldn't just be another apartment building.
It would be the crown jewel of Maplewood, The Pointe At Lake Sbenois.
Pretty sure the lot for sale is just the area that was the garden center and performers theater workshop. The Piersons Mill commercial building and old Weicherts isn’t for sale, and the residential Vaux Hall isn’t for sale. The building with the octagonal roof btw is just the patio at the back of Vaux Hall with a white umbrella up.
The property has been mostly abandoned since Ida.
DanDietrich said:
mrmaplewood said:
If developed it would get a PILOT and the taxes would be LOWER.
Pilots are not giveaways.
Please tell us how PILOTs are not giveaways.
A developer negotiates a PILOT instead of paying the normal property tax rate. The PILOT is typically lower than the property taxes would have been. This goes on for several years.
The PILOT is intended to improve the profitability of the project for the developer. How is this not a giveaway?
yahooyahoo said:
DanDietrich said:
Pilots are not giveaways.
Please tell us how PILOTs are not giveaways.
Maybe it’ll stick this time.
DaveSchmidt said:
yahooyahoo said:
DanDietrich said:
Pilots are not giveaways.
Please tell us how PILOTs are not giveaways.
Maybe it’ll stick this time.
Clearly I don’t mean the Township is literally handing a pile of cash to a developer. That’s silly.
The Township is forgiving a certain amount of property taxes the developer would owe under normal conditions. In effect, they are putting more money in the developer’s pocket by forgiving a debt. This is a giveaway in the figurative sense.
The reason a town gives a pilot is because they get something in return, either some affordable elements or extra setbacks or something they deem valuable. That doesn't necessarily show up on a ledger sheet.
Winter 2026-2027?
$3,500,000CHANGE CURRENCY$27,168ANNUAL TAXESDetailsResidential LotPROPERTY TYPE2308111530555658WEB IDMLS ID415DAYS POSTED
Description
1 Pierson Rd, 1 Pierson Rd, Maplewood, NJ 07040
An extremely unique opportunity for development! This 1.47 acre site is surrounded by views of a golf course (Maplewood Country Club) and is very close to Maplewood Village & trains to NYC. The property is zoned residential and can support up to 40 units of a first-class residential project.