2-10 Bell Lane , Orangeburg, NY 10962

Welcome to Bell-ans! This historic three parcel, 11.31-Acre mixed-use compound in the Lower Hudson Valley has been held by one family for more than a century. At the foot of the Clausland Mountains, a short drive north of New York City, Bell-ans began in 1897 producing a popular remedy sold across the country. Its beautiful location attracted guests from afar, hosting county fairs and harness racing events on the property, but it never stopped being a working place. Over time, the factory floors became shops and art studios. The grounds and buildings filled with animals, artists, craftspeople and small businesses. Four generations of one family have kept the creativity alive. What stands today is still beautifully in use. The property's approximately 45,000 sq ft of residential, commercial, and storage, produces income today. Over eleven acres on three combined parcels consists of three tax lots offered for sale together: 2-10 Bell-Ans Park (9.50 acres), 32 South Greenbush Road (1.37 acres), and 40 South Greenbush Road (.44 acre). Included are twelve brick-and-timber buildings with the exceptional quality of light and space that vintage industrial buildings have: tall windows, high ceilings, and wide floors worn smooth by use. The original barns and stables still stand. The main residential dwelling from 1778 anchors one corner, and always will. Six residential homes sit among the workshops. Bell-ans' buildings and grounds have drawn filmmakers for years, serving as a location for feature films, commercials, and television. Production-friendly features include large, flexible interior spaces, a variety of outdoor areas and distinctive backdrops, along with convenient loading, ample parking, and easy site access and privacy. History and creativity are in the walls here, and there is plenty of room to write what comes next. Located in Orangeburg, NY, close enough to New York City to draw people in - just 16 miles from the GW Bridge, and only a mile from Palisades Parkway Exit 6. The Village of Nyack is 4 short miles over the mountain. Bell-ans is a place with a story already told, waiting for someone with vision to carry it forward into its next chapter. 2026 Property taxes = $98,896.05 + $11,090.00 + $5,481.13 for the three lots = $115,467.18 total, inclusive of town & county and school taxes. Zoning is listed as: LIO (Light Industrial-Office) and CC (Retail-Commerce), within the Route 303 Overlay Zone. Property is being sold as is, with existing tenancies/occupancies. Financials, survey and addition