Livingston Manor Homes under $1 million

Welcome to Livingston Manor, a hidden gem nestled in the scenic Catskill Mountains of New York. This charming town, rich in history and natural beauty, offers a perfect blend of small-town charm and outdoor adventure. With its picturesque landscapes, vibrant community, and a plethora of recreational activities, Livingston Manor is an ideal destination for those seeking a tranquil lifestyle away from the hustle and bustle of city life.

One of the most appealing aspects of Livingston Manor is its diverse range of homes available for under $1 million. Whether you’re searching for a cozy cabin, a modern farmhouse, or a charming Victorian, you’ll find an array of options that fit your budget and lifestyle. Many properties boast stunning views, spacious yards, and easy access to hiking trails, rivers, and lakes, making it easy to embrace the great outdoors.

Livingston Manor is not just about beautiful homes; it’s also a community that fosters connection and creativity. The town is home to local artisans, farmers, and entrepreneurs who contribute to a vibrant local economy. Enjoy delightful eateries, quaint shops, and seasonal farmers' markets that showcase the best of local produce and crafts.

For those who love nature, the nearby Catskill State Park offers endless opportunities for hiking, fishing, and camping, while the Willowemoc Wild Forest is perfect for those looking to explore serene woodlands.

In Livingston Manor, you’ll discover not just a house, but a home in a community that celebrates the beauty of life in the Catskills. Come and explore the possibilities today!

Newest Livingston Manor Homes under $1 million

$409,000

4 Beds ⋅ 3 Baths ⋅ 1058137 MLS

Are you looking for your farmhouse? This is the one for you! This 4 bedroom 2.5 bathroom home has everything to be desired including extra spaces for work from home spaces, entertainment and cozy up to the fireplace. The upgrades include all new insulation so you will be ready for winter in the Catskills. You can sit on the front porch and enjoy your cup of coffee overlooking the neighbor's farm or entertain with a BBQ on the back deck. This has everything you could imagine! Livingston Manor sits where the Beaverkill and Willowemoc meet, two of the most storied trout streams in American fly fishing. The hamlet's Main Street has restaurants, cafes, and shops, there's a local brewery, and the hiking trails of the Catskill Park are close by. Route 17 connects you to the rest of the region. Nearly three acres of elbow room, farm views out the window, and a Catskills town worth exploring.

140 Midway Road, Livingston Manor

$425,000

2 Beds ⋅ 2 Baths ⋅ 1053305 MLS

Right between two Catskills sweethearts, this easy living Cape offers a freshly updated home with just the right amount of space to spread out. Currently set up for single-story living, the house has two bedrooms - including a king-sized primary with an ensuite, a charming open kitchen and dining area, and a spacious sun-filled living room. The easy-to-access unfinished attic offers an opportunity for future expansion, and the basement (with Bilco doors) and detached garage hold space for tinkering, creative projects, gardening gear, or the inevitable collection of snowshoes and outdoor gear you will accumulate. Recent updates include new appliances, new flooring throughout, new light fixtures, fresh interior paint, and a handful of thoughtful upgrades that make this home a breeze to enjoy and maintain. Outside, wildflower meadows, a wooded hillside, and just enough level lawn surround the house, while a fenced garden is ready for your vision. The deck is perfect for morning coffee, sunny afternoons with a book, or grilling after a day exploring the area. With 1.5 acres (spread across two parcels), there’s enough room to grow flowers and veggies, wander through the trees, and enjoy a little nature, without requiring a ton of maintenance. This home is just 11 minutes from the Main Streets of both Livingston Manor and Jeffersonville. Each has its own take on the quintessential Catskills experience, with great restaurants and bakeries, beloved small businesses, wine shops, and farmers' markets. The vibes are just right, and you’ll quickly find yourself becoming a regular at all the local favorites. Beyond town, rolling hills, pastoral farmland, winding country roads, and wild forests make even the drive home feel like part of the experience. Hiking, swimming, fishing, and river days are all close at hand, with the Delaware River and countless lakes, rivers, and trails to explore nearby. The George Washington Bridge is about two hours away.

3 Parks Road, Livingston Manor

452 White Roe Lake Road, Livingston Manor

$449,000

3 Beds ⋅ 2 Baths ⋅ 1056852 MLS

White Roe Lake Cottage is a charming 3-bedroom, 2-bath home on nearly 6 private, wooded acres in Livingston Manor, NY. Set back from a quiet road, it offers the rare combination of seclusion, space, and water access: a deeded parcel on Trojan Lake, complete with a private dock, is just a 3-minute walk away. Step inside to an open first floor where the kitchen, dining room, and living room are all connected. The living room is anchored by a large wood-burning stone fireplace. French doors open from the living room to an expansive back deck, giving the whole home a desirable indoor-outdoor feel. The well-appointed kitchen offers generous storage and counter space, plus all the appliances a home chef could want. The first-floor primary suite includes an attached full bath, while upstairs, two spacious guest bedrooms share a full bath. Also found upstairs: a flexible common area is ready to become an overflow sleeping area with a futon, or perhaps an extra entertainment space. Outside, the grassy back yard surrounded by trees offers true privacy. Gather around the firepit after a day on the lake, or let the kids explore the old tree house tucked into the woods. Rounding out the property, an attached two-car garage with room for a workshop connects to the house through a handy mudroom. Like any well-loved retreat, the house is ready for a little love of its own, and a fresh coat of paint and a few cosmetic updates will bring out its full potential. Best of all, you're less than 10 minutes from the heart of Livingston Manor, one of the Catskills' most beloved small towns. This lively hamlet is known for its walkable Main Street, independent shops, cozy cafes, and farm-to-table restaurants. It sits at the crossroads of world-famous fly fishing on the Willowemoc and Beaverkill rivers, and it's a gateway to hiking trails, scenic drives, and four-season outdoor adventure. Spend the morning on the water, the afternoon exploring town, and the evening back by the fire. Whether you're seeking a full-time residence, a weekend escape, or a rental property, White Roe Lake Cottage has the space, setting, and location to fit your life in the Catskills.

452 White Roe Lake Road, Livingston Manor

$299,000

6 Beds ⋅ 2 Baths ⋅ 1056835 MLS

Welcome to 10 River Street, a well-maintained two family home located in the up and coming Catskills region of Livingston Manor, New York, situated on a spacious double lot. With Main Street only about 100 yards away, you can stroll to local breweries, dining, and other area attractions without ever needing to drive. Livingston Manor was recently awarded funding through New York State's NY Forward program to invest back into the community, adding to the area's momentum. This property offers a fantastic opportunity for owner occupants or investors alike. The first floor unit features two bedrooms, one bathroom, and has been newly renovated with brand new appliances throughout. The second floor unit offers four bedrooms and one bathroom as well. Other features include private access to a trout stream in the backyard, perfect if you enjoy fishing. With the seller relocating to Florida, now is your chance to make it yours. Don't miss this rare opportunity to own a versatile two family property in one of the Catskills' most exciting up and coming towns. Schedule your private showing today.

10 River Street, Livingston Manor

$475,000

2 Beds ⋅ 2 Baths ⋅ 1053311 MLS

FLY FISHING DREAM! This is a rare opportunity to own a piece of riverfront property in one of the most desirable riverfront settings. You will be awestruck as you enter the property and surround yourself with a panoramic view of the Willowemoc River, and you will become mesmerized by this stunning setting. This 2 BR, 2B log home was built in the 1940's with a setting one can only dream about. The cabin is 1238 SqFt. Listen to the river flow by from your front porch overlooking the river as you sip your morning coffee or enjoy a late cocktail. Close your eyes and become captivated by your surroundings This turn key cabin has been completely renovated the main bedroom and bath on 1St fl and the second bedroom is on the 2ND fl. Livingroom with beamed cathedral ceiling has a woodburning FP. Formal dining room and den have a woodburning stove that heat the cabin. Eat in kitchen with a garden nook off the side and its own sink that is beyond precious. There is a sunroom that one can enjoy no matter what Mother Nature has planned for the outdoors. Workshop/toolshed with sitting area overlooking the section of river called the Eagles Nest where you can watch the Bald Eagles soar ....your own private show as you watch the deer prance into the clear mountain water for a sip. Gardens invite outdoor living and every window in he cabin has a stunning view of the river. Less than 2 hours from NYC Do not wait and have regrets as dreams really do come true!!! Cabin was built in the 1940's but some of the logs are from the 1920's

945 Old Route 17, Livingston Manor

$620,000

3 Beds ⋅ 2 Baths ⋅ 1053675 MLS

Up a long, private driveway, The Perch is a private oasis. Offering seasonal ridgeline views, mature stands of trees and rolling, open fields, this bucolic retreat is just ten minutes from the bustle of Livingston Manor’s main drag, but feels much more secluded. Built in 2022 by local builders Western Sullivan Properties, this is the first time this home has ever been on open market. This elevated ranch is entered from the generous deck, which wraps around two sides of the home. All that space provides plenty of room for outdoor cooking, dining and relaxing in serene privacy. Inside, you’ll enter through the well-appointed kitchen and into the airy main living space. In the kitchen you’ll find marbled white granite counters atop shaker-style cabinets, plus ample open upper shelving. Stainless appliances include a propane range with hood, refrigerator and dishwasher. Above the sink, the picture window nicely frames the bucolic surroundings. The convenient island is an work-from-home station and provides some visual separation from the rest of the open plan living space. In the main living area, you’ll find that the double sliding doors and large picture windows highlight the beautiful surrounding landscape and allow for an abundance of natural to flow through. A cozy wood stove anchors the dining area, and provides another delightful focal point. Down the main hallway, you’ll encounter the first of two guest rooms, which also acts as a convenient home office. Vaulted ceilings throughout keep the space feeling open and inviting. The first full bath features black tile floors and a white tiled shower and tub combo. Built-in shelving offers convenient storage. The generous second bedroom offers windows on two sides, making the most of the natural light and scenic views. An l-turn off the main hallway leads you past double hall closets to the primary suite. A large picture window anchors the bedroom, and a generous en suite bath with soaking tub and glass and tile shower completes the space. A private entrance onto the terrace is another added bonus. A utility room with washer/dryer completes the living area. Conveniently just ten minutes to Livingston Manor, Jeffersonville, and Liberty, The Perch is primely located for both charming main streets and practical convenience. You’ll have your choice of dining and shopping, farmers markets and festivals. And it’s only an hour and forty-five minutes from the George Washington Bridge!

65 Parks Road, Livingston Manor

$235,000

3 Beds ⋅ 1 Baths ⋅ 1051425 MLS

Charming country home on almost a half acre in rustic setting. Walk to famed Willowemoc River Public Access Fishing Area & the Catskill Park land. Short drive to Frost Valley YMCA also. Great rocking chair front porch to enjoy pretty Catskill Mountain views. This home has a formal dining room, 3 bedrooms & 1 bath. One bedroom & bath on the first floor, other 2 bedrooms on the second floor. A nice wood stove in the dining room & quality woodworking throughout. Small shed served as a chicken coop in the past. Perennials & apple tree & a nice sized yard. With a little elbow grease & some cosmetics this home would be a perfect starter, weekend or full time forever home!

16 Church Road, Livingston Manor

$750,000

2 Beds ⋅ 2 Baths ⋅ 1050865 MLS

Picture summer at 371 Grooville Road: a basket packed at the kitchen table, a walk through 40 private acres of forest, an afternoon spent at the edge of your own swimming pond. This 1940s Catskills farmhouse was renovated with a designer's eye by its current owner, and it shows, freshly painted wood siding, a Dutch door entry, and a kitchen made for cooking with what's in season, with a Smeg range, wood island, marble counters and decorative tile. Wide-plank hardwood floors, exposed beams, and tongue-and-groove ceilings run throughout, and the great room's stone fireplace anchors long evenings in. Two bedrooms, two fully renovated bathrooms, one with Waterworks unlacquered brass fixtures and zellige tile, split across two easy floors. Outside, a covered porch and stone patio lead up bluestone steps to a fire pit and seating area, the kind built for lingering. A creek runs the length of the property, with a short hike to your own spring-fed swimming pond and dock. It's turn key and quietly systems-current: roof, septic, mini-split, spray foam insulation, and an automatic whole-house generator all recently updated. The only work left is deciding how you'll spend your first weekend here. Minutes to Livingston Manor and Roscoe, two hours from NYC. Equally suited to full-time living or short-term rental.

371 Grooville Road, Livingston Manor

$599,000

3 Beds ⋅ 2 Baths ⋅ 1047519 MLS

Set well back from one of the most scenic roads in Sullivan county, Dragonfly Cabin is a hidden gem in the bucolic rolling hills outside of Livingston Manor. Fully renovated in 2026, this is a turnkey country escape that checks the most significant boxes: location, privacy, and style. A rustic, cedar-clad exterior makes for a house that suits its surroundings, but step inside and the story is that of high ceilings, expansive light, and a more contemporary taste. The wide open living space enjoys southern and western exposure for year round light through the picture windows. A clean and open kitchen with crisp white counters, zellige tile, wood cabinetry, and stainless steel appliances makes for a serene space that anchors the room. A vaulted ceiling with a pair of accent beams complements the airy feel of the space. Three bedrooms, including a primary with en-suite bath are tucked down the hall beyond the kitchen. All bedrooms enjoy ample closets, and while none are massive - like the house itself, all are efficient in scale. The primary is suited to a King sized mattress, while the other two are better suited to Queen or otherwise. A shared hallway bath is well located for guests, whether overnight or just dropping by. A full, unfinished basement presents plenty of potential for conversion, and features a laundry space with brand new units. There is a tidy simplicity to the layout as well as the choices within. This is a house to be enjoyed on day one with no questions left unanswered. Step outside through the sliding doors and one of the premiere features of the home exposes itself. A large, newly rebuilt wrap-around deck expand the footprint of the home dramatically. There is plenty of room for dining, lounging, and even an amenity or two should you so choose. A unique nook placed at the corner of the deck is a defining feature and demands attention - a fun architectural moment to play with. And while the deck is luxurious in scale, you still get to enjoy your 7+ acres of serene and private land. Surrounded by mature trees for a deep sense of privacy, a large sloped lawn rolls down the hill towards your private pond. A steady running creek defines the southern border of the property - and provides a soothing sonic backdrop. Long range westerly views are available with some choice tree trimming, but sunsets are to be enjoyed daily regardless. The whole property has a lovely sense of scale and place. This home has a real story on the side of this hill - and its now ready for its next chapter. As wonderful as the home and setting are - one of the highlights of Dragonfly Cabin is also its privileged location. Only 10 minutes southwest of Main St. Livingston Manor., you have direct access to one of the premier Catskills towns full of dining and shopping options. Head the other direction, and you are only 3 minutes to Callicoon Center (pool passes at Callicoon Hills anybody?), 8 minutes to North Branch, 11 minutes to Jeffersonville, and 18 minutes to Callicoon. What a treat to have a place to truly disconnect without giving up the charms and comforts of some of Sullivan’s finest towns. Dragonfly Cabin checks the boxes and then some for a full time home, a weekend escape, or a fruitful investment property. Come take a look.

50 Hahn Road, Livingston Manor

$720,000

5 Beds ⋅ 4 Baths ⋅ 1049997 MLS

A Manor House at Livingston Manor, 8-acre country estate, 5-6 bedroom, 4 Bathrooms ( 2 full +2 half), Built in 1987, this brick Tudor underwent a comprehensive renovation in 2025, seamlessly blending architectural heritage with modern luxury. The private library features rich mahogany millwork, detailed picture moldings, and intricate crown finishes. 3 fireplaces—one in the primary suite. A brand-new, state-of-the-art eat-in kitchen offers granite countertops, an open breakfast bar, stainless steel appliances, a FOTILE 30" range hood with hands-free activation, and a dual-zone wine cooler, formal dining room, separate laundry room, and oversized bonus room. Central air and 15 zone heating, New hardwood floors flow throughout, full basement with 4 new windows, 2.5-car garage, storage shed, new roof and fenced-in backyard with a fire pit—ready for landscaping, gardens, or your dream pool. Minutes from downtown Livingston Manor, enjoy easy access to renowned restaurants, boutiques, galleries, and authentic small-town living. You've earned the lifestyle—now claim the home that reflects it. Manor House awaits. Rooms were digitally staged. Price to Sell.

285 Goff Road, Livingston Manor

$299,000

3 Beds ⋅ 1 Baths ⋅ 1047689 MLS

Prime Livingston Manor Living with Cattail Brook Frontage! Located just a stone’s throw from the heart of Main Street Livingston Manor, this charming rustic ranch combines Catskills character, waterfront living, and an unbeatable location. Built in 2016, the 1,800-square-foot home offers three spacious bedrooms and one full bathroom, all set on a beautiful 1.02-acre lot with municipal water and sewer. Step inside and you'll immediately appreciate the home's distinctive character, highlighted by soaring 12-foot ceilings, exposed wooden beams, wide-plank barnwood flooring in the kitchen, and a 12-foot black walnut bar in the living room. The spacious layout offers plenty of room to gather, relax, and enjoy the laid-back atmosphere that makes Livingston Manor such a sought-after Catskills destination. Outside, a sprawling yard leads to more than 70 feet of frontage along the Cattail Brook, creating your own peaceful waterfront retreat. Start the morning with coffee on the covered front porch, spend the afternoon enjoying the yard, or unwind out back to the soothing sounds of the rushing brook. With Main Street's popular restaurants, shops, breweries, and local businesses just moments away, the property offers the best of both worlds—an idyllic Catskills setting with the conveniences of town close at hand. Whether you're searching for a full-time residence, weekend getaway, or a property with short-term rental potential, this unique Livingston Manor offers incredible versatility. Adding even more possibilities, the property is located in the General Business (GB) zoning district, allowing for a multitude of potential commercial uses. See the final listing photo for a complete list of permitted uses. For those seeking additional space, the adjoining 0.45-acre parcel (9 Creamery Road) is also available and may be purchased together as a package. That property features a 1,680-square-foot garage with a 14-foot overhead door and 20+ foot ceilings, and also benefits from GB zoning. A unique opportunity to combine residential, recreational, and potential business use in one of the Catskills' most desirable hamlets.

13 Creamery Road, Livingston Manor

$269,000

2 Beds ⋅ 1 Baths ⋅ 1043419 MLS

Set in the DeBruce area, this two bedroom, one bath home is a great fit for someone looking for a weekend place in the Catskills or a comfortable year round home. The above ground pool gives you your own place to cool off and relax during the summer, while the two car garage provides plenty of room for vehicles, outdoor gear and storage. The Willowemoc and its public fishing access are close by, along with acres of state land, Mongaup Pond and miles of trails to hike, hunt and explore. Spend the morning trout fishing, come home for an afternoon by the pool, or head into Livingston Manor for the evening. Whether you’re looking for a weekend getaway, a hunting and fishing base, or simply a home with a quieter Catskills setting, this property puts much of what makes the area special within easy reach.

979 DeBruce Road, Livingston Manor

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