In the quiet town of Frankfort, Maine, a remarkable piece of architectural history sits waiting for its next chapter. The Franklin Treat House, built in 1864 by local merchant and shipwright Franklin Treat, is a stunning example of Second Empire architecture that has been vacant since the 1980s. Now listed at $65,000, this 4,305-square-foot property offers a rare opportunity for preservation-minded buyers. Located about midway between Bangor and Belfast in a town of roughly 1,300 residents, the house exemplifies the ornate detailing that defined prosperous 19th-century New England. For builders and architects considering second story additions to historic homes, this property demonstrates both the challenges and rewards of working with period structures that carry over a century and a half of history.
The Historical Significance of Franklin Treat and the Peirce Legacy
Franklin Treat built this house during a boom period in Frankfort when granite quarrying, lumber milling, and shipbuilding drove the local economy. As both a merchant and a shipwright, Treat occupied a prominent position in the community, and his home reflected that status through its elaborate Second Empire detailing. In 1874, just ten years after completion, Treat sold the property to Louisa T. Peirce, whose late husband George Albert Peirce had made his fortune in the granite industry. The Peirce family added another layer of cultural significance to the house. Louisa’s great-nephew Waldo Peirce became a nationally recognized painter whose works hang in major museums, including the Metropolitan Museum of Art.
After the Peirce family, the house passed through multiple owners over the decades. Despite its long vacancy since the 1980s, the structure retains remarkable original features. Franklin Treat’s initials are still visible etched into the glass panels of the front doors, a subtle but powerful connection to the craftsman who built the home 160 years ago. One of the most critical aspects of preserving a property of this age is ensuring that exterior elements remain weathertight. Homeowners tackling similar restoration projects often consult a watertight second story porch guide to prevent moisture intrusion that can damage historic fabric.
Understanding Second Empire Architecture and the Mansard Roof
Second Empire architecture, named after the reign of French Emperor Napoleon III, flourished in the United States from roughly 1855 to 1885. Its most defining feature is the mansard roof, a four-sided gambrel-style roof with two slopes on each side, where the lower slope is steeper than the upper. This design was prized by prosperous builders because it maximized usable attic space within the roofline, effectively creating a full additional story without increasing the building’s height from the street perspective. The Franklin Treat House displays an excellent mansard roof with slate shingles and dormer windows that bring light into the upper level. As This Old House Magazine noted in its profile of another Second Empire property, the mansard roof optimized its upper-story attic space, making the style popular among builders of the era.
Beyond the roofline, Second Empire homes are characterized by several distinctive features that the Frankfort property showcases:
- Ornate window hoods: Arched windows with decorative hood moldings that project from the facade, adding depth and shadow to the exterior.
- Paired entry doors: Double doors with carved wood panels and etched glass, often framed by elaborate archways as seen in the Treat House entry.
- Richly detailed trim: Elaborate cornices, brackets, and dentil molding that create a sense of craftsmanship and permanence.
- Porch embellishments: Decorative supports, scrollwork, and balusters that transform functional porches into ornamental features.
The mansard roof of this house shares design principles with those found in other historic New England properties, including the region’s distinctive Maine log homes that adapted European timber traditions to the harsh northern climate. Both building traditions emphasize steep roof pitches to shed snow and maximize interior volume.
Structural Assessment, Renovation Priorities, and Interior Features
According to the listing details from Tara Roy of Realty of Maine, the structure of the Franklin Treat House remains sound despite decades of vacancy. However, several key systems require attention before the home can be habitable again. The roof needs repairs, which is expected for a 160-year-old mansard roof with slate tiles that may have cracked or shifted. System updates are needed throughout, including electrical, plumbing, and heating infrastructure that likely dates to outdated standards or has been disconnected entirely. The kitchen has been gutted, but previous owners took the positive step of pouring a foundation for a new one, giving the next owner a blank slate for designing a modern kitchen within the historic envelope.
The priority renovation tasks can be organized as follows:
| Priority Level | Renovation Task | Estimated Complexity | Notes |
|---|---|---|---|
| Critical | Roof repair and weatherproofing | High | Slate mansard roof requires specialized contractors |
| Critical | Structural inspection of foundation and framing | Medium | Sound per listing, but full inspection recommended |
| High | Electrical system replacement | High | Entire house likely needs rewiring to modern code |
| High | Plumbing system replacement | High | Supply and waste lines likely deteriorated or frozen |
| High | HVAC system installation | Medium | Opportunity for efficient modern systems |
| Medium | Kitchen construction | Medium | Foundation already poured by previous owner |
| Medium | Window restoration | Medium | Original arched windows worth preserving |
| Low | Interior finish work | Low | Plaster moldings largely intact |
For properties like this one that require extensive system overhauls, understanding modern fuel oil systems and alternative heating options becomes essential when planning a comprehensive mechanical renovation.
Inside the house, several original features remain in remarkably good condition despite the decades of vacancy. The front entry features ornate archways and double doors with carved wood panels and etched-glass details that immediately signal the craftsmanship of the era. The front staircase is largely intact with its original balusters and handrail, though some loose balusters have been carefully stored for reinstallation. The most impressive surviving interior elements are the elaborate plaster crown moldings found in the public rooms. These decorative features, which would be prohibitively expensive to replicate today, remain in good shape throughout the house. Other original details worth preserving include hardwood flooring likely present under later coverings, interior shutters matching the arched window openings, decorative fireplace surrounds typical of the period, and the etched-glass door panels bearing Franklin Treat’s initials.
Zoning Flexibility and Adaptive Reuse Potential
One of the most remarkable aspects of the Franklin Treat property is the absence of zoning restrictions. This regulatory flexibility opens up a wide range of possibilities for the next owner. The house could function as a private residence, a retail shop, an artist’s studio, a professional office with living quarters, or any combination thereof. For small towns like Frankfort, adaptive reuse of historic structures can serve as an economic catalyst while preserving community character.
The potential uses break down into several viable categories:
- Single-family residence: The most traditional path. Restoring the three-bedroom, one-bath layout to its original residential function would preserve the house as a family home for future generations.
- Mixed-use commercial and residential: The 4,305 square feet provides ample space for a ground-floor business with upstairs living quarters, a common arrangement in historic downtown buildings throughout New England.
- Artist studio or gallery: Given the property’s connection to painter Waldo Peirce, an arts-focused reuse would honor the site’s cultural heritage while serving the creative community.
- Bed and breakfast: The location between Bangor and Belfast makes Frankfort a potential stop for tourists exploring coastal and mid-coast Maine.
Historic properties with flexible zoning also present opportunities for integrating modern energy efficient upgrades. Adding insulation, upgrading windows, and installing renewable energy systems can transform a drafty historic structure into a comfortable, low-energy home without compromising its architectural integrity.
Lessons for Preservation-Minded Homeowners and Investors
The Franklin Treat House offers valuable lessons for anyone considering the purchase and restoration of a historic property. At $65,000 for 4,305 square feet of prime historic architecture, the acquisition cost is remarkably low. The true investment lies in the renovation work needed to bring the structure into the 21st century. Buyers should budget carefully for roof repairs, system replacements, and kitchen construction while factoring in the intangible benefits of preserving a piece of local history. The current real estate market has seen growing interest in unique historic properties that offer character and craftsmanship unavailable in new construction.
Key considerations for potential buyers include:
- Engage specialists early: Historic restoration requires contractors experienced with period construction techniques, slate roofs, and plaster work. General contractors may not have the necessary expertise.
- Research tax incentives: Maine and federal historic preservation tax credits can offset a significant portion of renovation costs for certified historic structures.
- Document everything: Photograph and catalog existing conditions before beginning any work. This documentation is essential for tax credit applications and for guiding restoration decisions.
- Prioritize the envelope: Roof, foundation, and weatherproofing must come first. Interior work is wasted if water continues to penetrate the building shell.
- Respect the original design: The most successful historic renovations honor the original architecture while discreetly integrating modern systems. Fight the urge to modernize the exterior.
Conclusion
The Franklin Treat House with its mansard roof, arched windows, and plaster moldings represents a vanishing opportunity to own a piece of Maine’s architectural heritage for the price of a new car. Built when Frankfort was a thriving center of granite and shipbuilding, the house has survived 160 years of New England winters, economic shifts, and changing tastes. Its story mirrors larger trends in the home building industry, where the tension between preservation and progress has shaped American housing for generations. The next chapter has yet to be written. Whether it becomes a family home, a studio, a shop, or an office, the house demands an owner who understands that preservation is not about freezing a building in time, but about carrying its story forward. The etched initials of Franklin Treat in the door glass wait for someone to read them and continue the work he began in 1864.