Courtesy of Hart Howerton / Getty Images / Realtor.com
While no one can live forever, certain places on Earth are rumored to be teeming with residents who live longer than average—even to 100 with astonishing regularity.
They’re called “Blue Zones,” a term coined by Dan Buettner, who discovered through his research five places around the world that he claims boast a significant share of centenarians. They are Okinawa, Japan; Sardinia, Italy; Nicoya, Costa Rica; Ikaria, Greece; and Loma Linda, CA.
But a similar region planned for longevity and vitality might soon spring up in New York’s Hudson Valley.
Developer and architect Jonathan Leitersdorf has hatched plans to bring such a wellness park to Pawling, NY. He’s already created similar wellness resorts, called Six Senses, in Europe, the Middle East, and Asia.
The proposed development would occupy a 600-acre parcel of undeveloped farmland between Pawling and Dover. The purchase is not finalized and will be contingent on the town approving the developer’s plans, says the project’s broker, Brian McGrath of McGrath Realty.
Although Blue Zones is trademarked, the proposal presented to the Pawling community in February referenced the designation.
“Starkdale Park will introduce unique programs with specialized techniques in the quest for longevity, similar to methods identified by Dan Buettner in his explanation of Blue Zones,” it said.
The developer would build what he calls a “Utopian village” over the farmland, including a boutique hotel, spa, retail stores, hiking trails, outdoor recreation facilities, homes, and even a village square. The Appalachian Trail is only a quarter-mile south of the proposed site.
“The minute you arrive, your pulse goes down,” says the 23-page proposal unveiled at a town meeting. “We will bring a certain quality of life to our customers, a sustainable life … which makes the community alive, exciting, and full.”
A map of the proposed Blue Zone-style Starkdale Park in Pawling, NY
Courtesy of Hart Howerton
Is a ‘Blue Zone’ good or bad for real estate?
The nine “power principles” of Blue Zone areas can be summed up as follows:
Daily movement such as walking, housework, and gardening—no intense exercise required.
Eating only until you’re 80% full, along with small dinners, and avoiding late-night snacks.
A plant-based diet, with meat in moderation of once or less per week.
Alcohol in moderation, ideally wine, no more than one to two glasses per day.
A sense of purpose—particularly important for retirees who may not need to work a job.
A stress reduction routine such as napping, prayer, or socializing.
Belong to a faith-based group; the exact religion or denomination does not matter.
Live close to supportive family members, even if they’ve grown up and left the house.
Strong social ties within your local community.
Some of the nine “power principles” of Blue Zone areas are to eat a plant-based diet, move around regularly, and belong to a faith-based community.
Getty Images
While being in a wellness park sounds nice in theory, many Pawling locals say there is nothing utopian about the idea of a massive resort in the middle of their quiet, rural landscape.
One neighbor told the New York Post he was “terrified,” and on a Town of Pawling Facebook post about the proposal, some locals were skeptical.
“Is it going to be a closed community for the super-rich?” one poster wanted to know.
“The color is not blue, it’s green for only a chosen few,” snarked another.
Residents aren’t the only skeptics.
Buettner, who coined the phrase and devoted his life to researching these areas, told the Post he has nothing to do with the project.
‘The town should grow’
Pawling, NY
Wikimedia
Although Leitersdorf could not be reached for comment, he did attend a community meeting in Pawling on Tuesday along with McGrath, the project’s real estate broker.
“Around 300 people showed up. They had a lot of questions,” says McGrath, who encouraged residents to keep an open mind.
“The town should grow a little bit,” McGrath says. “We haven’t had a real new development in this town in years. [Leitersdorf] wants to make this a healthy community. He wants gardens and farmers markets.”
McGrath adds that Leitersdorf has been to other Blue Zones and was inspired by what he saw, and used this designation purely for “marketing.”
While the resort will likely take a few years to be built, McGrath thinks this will be good for homeowners in the area because “real estate values here will definitely go up.”
He also theorizes that the park’s residents would use the housing as second and weekend homes, and not be putting their children into the local school system.
“I’ve heard people worried this will increase school taxes,” he adds. “If anything, they’d go down.”
The towns of Pawling and Dover could also pressure the developer to create a certain amount of affordable housing as a condition of approval.
“No doubt it’s ruffling some people,” McGrath says. “But a lot of people are behind it, too.”
‘People tend to shun what’s new’
The town of Pawling isn’t all farmland. Only a few miles away is Whaley Lake, where residents pay millions for their secluded lakefront homes.
The last house of “Mr. Titanic” Paul-Henri Nargeolet, who died in the Titan submersible accident in June 2023, has gone up for sale there for $1.7 million.
And Daryl’s House, a local music venue, is owned by former resident Daryl Hall, of the ’80s pop group Hall & Oates. In 2017, Hall sued the town when it tried to limit the venue’s maximum occupancy, according to the Poughkeepsie Journal.
Real estate agent Harriet Norris, who currently has a $6.5 million listing for a 25.5-acre, 43-room Elizabethan manor house and equestrian estate on Quaker Hill Road, is all for the proposed development plan.
“That’s 600 acres doing no one any good,” she says. “This could be a very welcome addition to the Pawling community.”
She notes that the self-contained development would bring much-needed jobs to the area, spruce up ragged rural roads now dotted with empty retail, and boost property values.
“People were against Lincoln Center and Hudson Yards at first, too,” she points out. “And those are wonderful additions to their neighborhoods. People tend to shun what’s new. I don’t see a downside.”
A closer look at America’s only Blue Zone
But is a Blue Zone status good or bad for real estate? For the answer, one need only to look to Loma Linda, CA—the only city in the U.S. that has earned this status. And certain savvy local real estate agents there know this and play it up in their listings.
Take, for instance, this recently listed house at 11511 Milford Haven Drive.
“Live in Loma Linda, the only Blue Zone in the United States, and enjoy everything this healthy, vibrant community has to offer,” says the listing for the $675,000 house.
Loma Linda, CA, house for sale on Milford Haven Drive
Realtor.com
“It’s definitely a selling point,” says Janet Burke of Re/Max Advantage, who has sold residential real estate in the area for almost 30 years.
Her $749,900 single-family home listing at 26379 Francisco Lane is touted as “nestled in the serene hills of Loma Linda … on a peaceful cul-de-sac within the renowned Blue Zone.”
This house was just sold for $749,900 on Francisco Lane in Loma Linda.
Realtor.com
The home attracted a lot of interest and was in escrow as of publication. A disappointed Los Angeles bidder who did not snag the home was shopping in Loma Linda specifically because she wanted to live in a Blue Zone, notes Burke.
“People want to live around that support for living a healthy lifestyle,” she says, noting that she always uses the designation in her Loma Linda listings.
Loma Linda likely earned its Blue Zone status due to its large Seventh-day Adventist population, which not only accepts the tenet of having a faith-based practice but also eschews alcohol. Nonetheless, many who don’t belong to this religious group still flock to the area.
Though Loma Linda is the only official Blue Zone in the U.S., many communities nationwide are trying to embrace a healthier lifestyle by rolling out more hiking and biking trails, farmers markets, gyms, and wellness resorts. And in general, these amenities do have a positive impact on the community and its real estate.
“We’ve seen wellness resorts like Canyon Ranch in Tucson, AZ, and Lenox, MA, have a positive impact on real estate values, attracting affluent buyers seeking a healthy lifestyle,” says Mike Rhoads, president of Wild North Home Offers, who’s been following the proposed plans in Pawling with “great interest.”
“Such developments can attract health-conscious individuals and contribute to a vibrant, active community and enhance the overall quality of life, potentially boosting property values in the area,” he says. “Additionally, these resorts could create job opportunities and stimulate local economic growth.”
However, there are also potential drawbacks to consider.
“Some residents may be concerned about increased traffic, noise, and disruptions to the existing community character,” Rhoads warns. “There may also be worries about the affordability of living in an area with upscale wellness amenities, which could lead to gentrification and displacement of longtime residents.”
Rhoads offers this advice to homeowners living in areas where wellness resorts are proposed: “It’s essential to stay informed and engaged in the planning process. Consider attending community meetings, voicing concerns, and advocating for responsible development that preserves the local character. … Research the potential impact of the proposed development on property values and lifestyle amenities carefully.”
Martin Orefice, CEO of Rent To Own Labs, points out that having a high-end resort in town can raise real estate values. Odds are this resort chose Pawling because it was already on the upswing.
“At $405,000, the average home price in Pawling is already considerably higher than in much of the country,” he says.
At the end of the day, whether Pawling will ever be designated a Blue Zone is unknown. Buettner selected his five Blue Zones through lengthy research on their populations, particularly locals who’ve reached 100 years of age. Even if Pawling’s new wellness park residents begin reaching this milestone with regularity, it will take years for these results to unfold.
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