Barryville Real Estate

Welcome to Barryville, New York – a hidden gem nestled in the heart of Sullivan County. This picturesque hamlet, located along the scenic banks of the Delaware River, offers a perfect blend of natural beauty and small-town charm. With its lush landscapes, rolling hills, and tranquil waterways, Barryville is a haven for outdoor enthusiasts, artists, and anyone seeking a peaceful escape from the hustle and bustle of city life.

Barryville is not just about stunning views; it is also steeped in rich history. Originally a bustling hub for the local lumber industry, today, it retains its quaint charm with historic buildings and a close-knit community. The local shops and eateries reflect the warmth of its residents, offering delightful experiences that showcase the region's unique culture.

For those who love the great outdoors, Barryville is a gateway to adventure. Enjoy kayaking or fishing on the Delaware River, or explore the nearby hiking trails that wind through the beautiful Catskill Mountains. The area is also home to several parks and recreational activities, making it an ideal destination for families and nature lovers alike.

With its serene atmosphere, friendly community, and endless recreational opportunities, Barryville is more than just a place to live; it’s a lifestyle. Whether you’re looking to settle down or seeking a weekend getaway, Barryville offers a welcoming environment that captures the essence of country living. Discover your dream home in this enchanting hamlet, where every day feels like a retreat.

Newest Listings in Barryville

$149,900

3 Beds ⋅ 2 Baths ⋅ 1027385 MLS

Opportunity awaits on 4.5 private acres in the Town of Lumberland! Priced to sell, this 3-bedroom, 2-bath manufactured home offers 1,232 square feet of single-level living and is ready for its next chapter. If you've been searching for an affordable property with acreage and aren't afraid to roll up your sleeves, this could be the opportunity you've been waiting for. A significant amount of preparation has already been completed, including the removal of approximately one dumpster of debris and a thorough interior cleaning, providing buyers with a clean slate to begin renovations. The home will require updates throughout, including carpet removal and replacement, making it an excellent opportunity for investors, contractors, renovators, or anyone looking to build instant equity through improvements. The property itself is the true standout. Set well back from the road on approximately 4.5 acres, you'll enjoy a peaceful country setting with a blend of open yard and mature woods. Additional features include a detached garage, storage shed, screened porch, private well, septic, and plenty of space to expand your outdoor living or simply enjoy the privacy and natural surroundings. Conveniently located just minutes from the Delaware River, Barryville, hiking trails, and other recreational attractions, this property offers the perfect combination of affordability, acreage, and potential. Whether you're looking for a primary residence, weekend retreat, investment property, or renovation project, the possibilities are endless. Being sold AS IS. Bring your vision, your ideas, and your tool belt to unlock the full potential of this country property.

528 Van Tuyl Road, Barryville

$195,000

1 Beds ⋅ 1 Baths ⋅ 1024716 MLS

Charming Country Bungalow — Turnkey & Fully Furnished Tucked away in the scenic hamlet of Barryville, this delightful one-bedroom country bungalow is ready for you to simply unpack and unwind. Being sold fully furnished and equipped with all appliances — just showup, bring your suitcase and settle in. Inside, you'll find warm wood floors flowing throughout a thoughtfully arranged layout. The living room welcomes you with cozy charm, while the adorable galley kitchen is perfectly scaled for effortless meal prep. The bedroom offers a peaceful retreat, complemented by an updated full bath. A spacious family room anchored by a pellet stove provides the ideal spot to gather on crisp evenings, with a sliding door leading out to a screened porch — perfect for morning coffee or dining al fresco. The entry mudroom houses a convenient washer/dryer closet and offers flexible space for a home office setup. A covered front porch invites you to sit and soak in the country views, while the covered carport entrance adds everyday convenience. Outside, the low-maintenance lifestyle continues with vinyl siding, a metal roof, and a large storage shed. The property sits moments from the Barryville farmers market, the Delaware River, area lakes, local restaurants, and the country store. Narrowsburg's shops and dining are just up the road, with skiing, Bethel Woods Performing Arts Center, and year-round recreation all within easy reach. Whether you're searching for a weekend getaway, a full-time retreat, or a turnkey Airbnb opportunity, this country gem checks every box. Don't wait — it won't last.

223 County Road 21, Barryville

$379,000

3 Beds ⋅ 2 Baths ⋅ 1024439 MLS

Upstate dreams do exist. Imagine opening your patio doors and realizing your favorite room Is actually outside. You will fall in love every day with your woodsy backyard! The Silence! This contemporary chic ranch blends simplicity in the finishes and the added bonus of exciting indoor-outdoor living. The light filled interior features a skim-coated fireplace, a redesigned kitchen with a cozy corner banquette and island. An open layout throughout creates privacy and plenty of space. There are visually delicious curated gardens outside. Whether sharing with friends, or enjoying a quiet weekend morning coffee, every space has been designed for connection and comfort. The additional ADU space provides incredible flexibility as a private office, artists' studio or fitness retreat. Book your private appointment ASAP!

171 Yulan Barryville Road, Barryville

$1,195,000

2 Beds ⋅ 2 Baths ⋅ 1017076 MLS

DWELL House of the Year Finalist | Award-Winning Modern Retreat on 6 Private Acres A rare opportunity to own an architecturally significant modern home. The Bluffs, a finalist for DWELL House of the Year 2010, is a striking example of sustainable contemporary design set on six private acres in the scenic Upper Delaware River Valley. Built in 2008 and offering approximately 2,600 square feet, this LEED-Silver certified residence showcases a sophisticated palette of concrete, glass, and wood. Designed with passive solar principles, SIPS and ICF construction, radiant-heated polished concrete floors, and energy-efficient systems, the home seamlessly blends minimalist aesthetics with exceptional comfort and performance. Since ownership change, the property has benefited from extensive capital improvements and modernization, including a complete designer kitchen renovation featuring Dekton countertops, Thermador appliances, and a Café induction range; two fully renovated designer bathrooms; plumbing upgrades, new water pressure unit, replaced siding; full interior and exterior painting; radiant heated concrete floors; high-efficiency mini-split HVAC systems; whole-house generator; comprehensive electrical upgrades; new designer lighting throughout; Lutron smart-home lighting controls; Alexa-enabled automation; upgraded water systems including a new pressure tank and on-demand tankless water heater; creation of a dedicated home office/Zoom studio and additional third-bedroom flex space; and extensive outdoor improvements including retaining walls, grading, drainage, expanded driveway, stonework, landscaping, cedar deck, an outdoor glass fireplace with decorative fire glass and Alexa-enabled controls, sauna, outdoor shower, dog wash area, and a premium 13 foot Spa tub with Covena automated cover and shade. The dramatic open-concept living area is anchored by a modern fireplace and framed by expansive walls of glass that bring the surrounding landscape indoors. Light-filled interiors create a sense of calm while maintaining a warm and inviting atmosphere. The new designer chef's kitchen features premium Dekton countertops, Thermador oven and microwave, Café induction range, stainless-steel appliances, custom finishes, and abundant workspace for entertaining. Both primary bedrooms are generously sized and offer sweeping views, sitting areas, and ample storage. A cozy elevated reading nook with built-in bookshelves provides a unique retreat within the home. The main bath offers a spa-like experience with a plaster walk-in shower and contemporary finishes. The finished lower level enjoys full southern exposure and includes three additional rooms, a second full bathroom, and a private entrance, providing flexibility for guest accommodations, recreation space, studio use, home office, or additional bedroom space with built-in living and sleeping area. A newly created home office doubles as a professional Zoom studio, ideal for today's remote work environment. Outdoor living has been thoughtfully designed for both relaxation and entertaining, featuring a premium Sun Spa hot tub, sauna, outdoor shower, dedicated dog wash area, elevated cedar deck, extensive stonework and hardscaping, custom retaining walls, professional landscaping, expanded driveway, and a striking outdoor glass fireplace with decorative fire glass and Alexa-enabled controls. Multiple outdoor gathering spaces take full advantage of the property's six private acres and natural surroundings. Fencing so that your pet can run in the upper yard makes this complete.

194 Mapes Road, Barryville

$180,000

921280 MLS

WATERFRONT!!!! Yes it is...with the views and sounds of the water and most of all serenity....Wooded, peaceful and awaiting you!! lots with mossy ground, sculptural boulders, and gentle contours create a magical setting for your future home site. Your house can sit perfectly tucked among the trees, offering a natural sense of utmost privacy. The subtle land contours are well suited for a walkout lower level, and the acreage gives you room to expand in every direction. Head down to the water for a swim+relax..Enjoy the view. The pond is 40 feet deep, 4 aerators for clarity and movement, and includes a swimming platform made for cannonballs and carefree summer days. An amazing location near the towns of Barryville and Eldred, with all your creature comforts and everything you need just moments away.

Split Rock Drive, Barryville

$450,000

4 Beds ⋅ 3 Baths ⋅ 1021819 MLS

Move right into this beautifully renovated colonial tucked away at the end of the road, offering privacy, peace, and a setting that feels a world away. Set on a serene 5.65-acre lot, 142 Split Rock Drive is a spacious 2006-built home with 2,240 square feet, featuring four bedrooms and two and a half bathrooms. Thoughtful recent updates include new flooring throughout, a renovated bathroom, and a brand-new chef’s kitchen with quartz countertops, stainless steel appliances, and ample cabinet space. With generous living space, modern upgrades, and a tranquil setting in the desirable Pyne Ayre community, this move-in-ready home is ready to welcome its next owners. The main level offers excellent space for both everyday living and entertaining, featuring a covered rocking chair front porch and a large deck off the kitchen, perfect for BBQs and seamless indoor-outdoor gatherings. Inside, the living room is anchored by a cozy propane fireplace, while the formal dining room provides ample space for hosting around a full-sized table. Just off the eat-in kitchen, a spacious family room adds even more room to relax, and a convenient half bath completes the main level. Upstairs, you’ll find four spacious bedrooms, a full bathroom with a walk-in shower and separate bathtub, a linen closet, and a conveniently located laundry closet. The generously sized primary suite offers a walk-in closet and a private en-suite bathroom with a soaking tub, creating a comfortable retreat at the end of the day. The partially finished basement adds even more flexibility, featuring a finished room ideal for a home office, guest room, or hobby space. A large unfinished area provides excellent storage and has the potential to be used as a playroom, gym, or additional recreation space, with direct access to the backyard. Barryville places you in the heart of the Upper Delaware region, surrounded by some of the area’s best recreation, dining, and small-town charm. Outdoor enthusiasts will appreciate easy access to the Delaware River for tubing, canoeing, kayaking, and fishing, while nature lovers can explore the peaceful trails and woodlands of Hickok Brook Multiple Use Area or visit Minisink Battleground Park for hiking, history, and scenic views. The nearby Upper Delaware Scenic Byway offers one of the region’s most picturesque drives, winding along the river through charming hamlets and beautiful natural landscapes. When it’s time to grab a bite to eat, Barryville offers a fun and convenient mix of local dining and everyday essentials. In town, enjoy favorites such as River’s Edge, Stickett Inn Cafe, The Hungry Goat Cafe and Creamery, Il Castello Pizzeria, and B.V.H. Sports Bar, offering everything from morning coffee and breakfast to casual lunches, burgers, cocktails, and dinner. Peck’s Market in nearby Eldred is just a short drive away for groceries and daily necessities.

142 Split Rock Drive, Barryville

$175,000

921291 MLS

Waterfront...NOT Kidding! Rare wooded waterfront parcel..privacy in nature with towering trees and tucked away within this secluded setting overlooking the water.. the perfect ingredients for your harmonious getaway upstate in the Catskills. Begin dreaming about your custom design home and everything you will be able to finally create. Minutes from Eldred, Barryville, the Delaware river and Highland Lake. The possibilities are endless!! The water has a swimming Platform and keeping the water healthy with 4 Aerators to keep the fish smiling. Aren't we all looking for a place to slow down reconnect and design something oh so special? This rare waterfront lot is available and awaiting your mind's eye. Come take the plunge!

Split Rock Drive, Barryville

$850,000

2 Beds ⋅ 1 Baths ⋅ 1020044 MLS

RIVERFRONT HOME AND A SEPARATE BUILDING PARCEL IN BARRYVILLE NY - A UNIQUE OPPORTUNITY TO OWN TWO PROPERTIES IN A RESIDENTIAL/COMMERCIAL ZONE NESTLED ON THE SPECTACULAR DELAWARE RIVER - Located in a vibrant hamlet on State Route 97, a stunning scenic by-way that many drive year round for it’s exceptional natural beauty, eagle watching, incredible fishing, rafting and swimming. The home has a colorful history and was once a bar/restaurant known as “Spaghetti Joe’s”. Home and repair shop is set on 1.28 acres and the sale includes a separate vacant 1.31 acre parcel. The current owner has his repair shop in a newer garage that has served him well. Opportunity exists to continue to use the property for your home/business and never commute to work again. Bonus - you can also build on the second lot, which has an existing drilled artisan well. The property is beautiful, the views are gorgeous and the sunsets memorable. There’s nothing like waterfront living, taking your own path to the river for a swim, casting a line, going for a kayak ride or simply sitting watching the eagles soar, this location promises to be an outdoor lovers paradise. Approximately 2.5 hrs from NYC, makes this special home a very easy commute. Close by you'll find several quaint towns for dining and shopping, Bethel Woods Preforming Arts Center for amazing concerts under the stars, Kartrite Indoor Water Park, Resorts World Casino, skiing at Holiday Mountain/Big Bear at Masthope Mountain, many amazing hiking/biking trails and absolutely the best farmers markets you'll find anywhere, all for a very beautiful life in the country.

4 Tow Path Road, Barryville

$1,395,000

3 Beds ⋅ 4 Baths ⋅ 1016275 MLS

The wait is finally over. The one everyone has been watching… waiting for… talking about is officially complete and it exceeds every expectation. This is not just a home. It’s a one-of-a-kind masterpiece. Set on 10+ private acres with breathtaking views and a stream that runs all along the back end of the property. This 4,000 sq. ft. storybook retreat offers the perfect blend of space, design, and craftsmanship. Featuring 3 bedrooms and 2.5 baths, the home includes two primary suites, a library/office, family room, dining room, and an open-concept layout designed for both everyday living and entertaining. The living room is truly unforgettable with soaring cathedral ceilings Just above, the upper level showcases beautiful, coffered ceilings, adding depth, character, and architectural elegance, along with a charming Romeo & Juliet balcony overlooking the space a fireplace, walls of windows that bring the outdoors in, and a charming Romeo & Juliet balcony overlooking the space below. Built by a high-end craftsman known for uncompromising standards and top-tier materials, this home is filled with upgrades at every turn. Radiant heat provides unmatched comfort, while the hydro air system ensures efficiency year-round. Rich wood flooring flows throughout the upper level. A fully finished lower level adds even more living space. The chef’s kitchen complete with rich granite countertops, a 36-inch gas range, and all appliances included was designed to impress. There is an incredible amount of space to live, gather, and grow without sacrificing warmth or character. Homes like this don’t come along twice. You don’t just find it you wait for it. And now, it’s here. Call today for your personal tour!

300 Van Tuyl Road, Barryville

$8,500,000

5 Beds ⋅ 6 Baths ⋅ 1011962 MLS

741 ACRE PRIVATE LAKE ESTATE AND SPORTING PRESERVE – A rare legacy property offering complete privacy, breathtaking natural scenery, and world-class hunting and fishing opportunities. At the heart of the property sits a magnificent stately log lodge, perfectly positioned on a dramatic point, overlooking its own private lake and surrounded by rolling forests, a tranquil pond, and a fishing creek. The spacious lodge offers 5 bedrooms, 6 full bathrooms, a great room with beamed cathedral ceilings and glass facade, a gourmet chef’s kitchen with dining area, expansive loft, a large bunk room, billiard and game room, and secure safe room with wine storage. Enjoy resort style outdoor living on the massive entertainment deck overlooking the lake with swimming pool, hot tub, covered BBQ pavilion, pool house with tap room, and multiple lounge areas! A charming log boathouse has an apartment above it, offering your guests privacy without sacrificing the incredible views of the lake. A detached 3 car garage sits next to the home, with 3 larger garages tucked away on the property for storage equipment, recreational vehicles, and sporting gear. This is a once-in-a-lifetime opportunity to own a premier sporting estate where luxury and wilderness exist in perfect harmony.

91 Crawford Road, Barryville

$409,000

2 Beds ⋅ 1 Baths ⋅ 1006992 MLS

Looking for that "peaceful, easy feeling"? This charming cabin is the ultimate prescription for rest, relaxation, and outdoor adventure. Located in a beautiful, vibrant pocket of Sullivan County, you’ll be minutes from local breweries, antique hunting, and dining. Situated on a usable, naturally landscaped acre with mature trees, the property features a 2-bedroom, 1-bath layout that perfectly balances rustic charm with modern comfort. Inside, vaulted ceilings throughout create an open, airy ambiance, complemented by warm wood flooring and an inviting wood-burning fireplace. The large country kitchen boasts classic pine cabinets and walls, flowing effortlessly into a lovely screened sunroom. From there, step out onto a massive, gated deck to enjoy seasonal views of the water. Key Features & Investment Potential: Deeded Lake Access: Pristine York Lake (a peaceful, non-motorized lake) is just across the road. No HOA Fees: Enjoy total freedom—including the lucrative opportunity to use the cabin as an Airbnb Ample Storage: Two matching sheds behind the house are perfect for outdoor toys and gear. Year-Round Potential: Currently an exceptional three-season retreat, the cabin can easily be converted for year-round use (4WD recommended for winter). Whether you're looking for a personal sanctuary or a savvy short-term rental investment, this Sullivan County gem is ready for its next chapter.

3 Perry Road, Barryville

$2,450,000

4 Beds ⋅ 3 Baths ⋅ 1002637 MLS

A Storied Woodland Compound Woven into the Landscape Hidden within a verdant stretch of forest and shaped by a deep reverence for nature, Beaver Brook is a singular Catskills retreat designed for gathering, restoration, and quiet adventure. The compound unfolds organically across more than 50 wooded acres, with a collection of thoughtfully designed structures and amenities, connected by winding paths, mossy banks, and the steady soundtrack of the brook. Every element feels intentional, immersive, and entirely unique. Majestically perched at the top of a property, the main house, or Bunk House as it’s affectionately called, sits proudly at the Western portion of the property. This one-of-one home was thoughtfully designed and built around the original timber frame of a 19th century New England barn, seamlessly integrating historical craftsmanship with an elevated architectural approach. The provenance of the salvaged building materials is palpable and the exposed post and beam construction allows you to linger in the stories of centuries past. Every corner of this home feels special and curated, with nature and architecture collaborating for a riveting experience that is artful and grounding. The atmosphere is strikingly elegant, yet profoundly rooted in the feeling of a true home. The floor plan achieves a skillful balance of form and function. Sleeping spaces are privately tucked away, and each level allows for a new perspective of the timber frame. The kitchen is warm and intimate, and flows into an increasingly grand great room. An enormous picture window invites you to take in the forest beyond, and a gracious deck, with its own hearth, is a delight for gatherings or quiet mornings listening to the brook. The lower level opens out to a grassy knoll with bi-fold glass doors, and this space is ideal for guests, movie/game nights, or an art studio. Two iconic outbuildings can be found in the hills across the brook—each with its own lore and special connection to the landscape. Scott’s Cabin, the inspiration behind Cabin Porn, blends modern architectural simplicity with timeless cabin charm. Intimate and inviting, it was designed as a place to disconnect, gather, and slow down. The Tree House is a remarkable retreat suspended within the canopy of the surrounding evergreens. Large swinging picture windows dissolve the boundary between inside and out. Built using Greiner limb construction, the structure feels almost grown from the landscape itself—cantilevered above the forest floor and nearly disappearing into the woods. At the heart of the property, the Beaver Brook is more than a namesake; its the defining thread that ties the compound together. This exceptionally beautiful waterway winds through with gently sloping moss-covered banks, swimming holes, and quiet fishing spots; its steady, harmonious babble both guiding and following you around the landscape. A skillfully engineered suspension bridge carries you across, turning a simple crossing into an experience all its own; playful, a bit exhilarating, and quietly transformative as it invites you to let go of the outside world while you gently bounce above the flowing water below. After a day of exploring, the sauna and hot tub–both wood fired–offer spots to warm up as you unwind. The sauna is a true sanctuary, where an oversized picture window frames the brook for a captivating experience. The hot tub is tucked between the mossy banks and the edge of evergreen forest, the perfect invitation for a soak under the stars. Though Beaver Brook feels wonderfully removed, some of the region’s most beloved river towns are just minutes away. Barryville and Eldred are both within a short drive, and Narrowsburg is just 18 minutes away for dining, shopping, farmers markets, and weekends along the Delaware. This corner of the Catskills is known for its creative energy, natural beauty, and strong sense of community, all within easy reach of the compound.

55 Woods Road, Barryville

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