Sullivan County Real Estate

Welcome to Sullivan County, New York – a hidden gem nestled in the heart of the Catskills, where nature’s beauty meets vibrant community life. Known for its stunning landscapes, Sullivan County is a haven for outdoor enthusiasts and those seeking a serene escape from the bustle of city life. With rolling hills, sparkling lakes, and lush forests, the county offers a picturesque backdrop that is perfect for year-round recreational activities, from hiking and fishing to skiing and snowboarding.

Sullivan County is rich in history and culture, with charming towns like Monticello, Liberty, and Bethel that each boast their own unique character. The area is perhaps best known for the legendary Woodstock Festival, which took place in Bethel in 1969, forever marking the county as a cultural landmark. Today, the Bethel Woods Center for the Arts draws visitors from far and wide, hosting concerts, festivals, and art exhibitions that celebrate the vibrant spirit of the region.

The county is also home to a diverse range of dining options, local shops, and farmer’s markets, where you can savor the flavors of the Hudson Valley. Whether you’re looking for a cozy cabin by the lake, a charming cottage in the woods, or an expansive estate with breathtaking views, Sullivan County offers a variety of real estate options to suit every taste and budget.

With its friendly communities, rich heritage, and abundant natural beauty, Sullivan County is not just a place to live; it’s a lifestyle waiting to be embraced. Come discover the charm and warmth of Sullivan County – your dream home awaits!

Newest Listings in Sullivan County

$249,000

3 Beds ⋅ 2 Baths ⋅ 1052958 MLS

Bring your vision to 155 Blanchard Road! This 3-bedroom, 2-bath ranch offers approximately 1,350 square feet of living space on 1.63 acres in Swan Lake. The home features convenient one-level living, a full basement, open porch, and a peaceful country setting with plenty of potential. This property is ready for its next owner to renovate, improve and make it their own. Whether you're looking for a primary residence, Catskills getaway, or investment project, this is an opportunity to create value while putting your own finishing touches on the property. The home does require repairs, including known foundation work, and is being offered in its current condition. The $249,000 asking price has been established with the property's present condition and anticipated repairs in mind. Bring your ideas and see the potential this property has to offer. Buyers are encouraged to perform their own inspections and due diligence.

155 Blanchard Road, Swan Lake

$850,000

3 Beds ⋅ 3 Baths ⋅ 1049448 MLS

You see the stair tower before almost anything else—curved, cedar-sided, and rising beside the front door. It’s the first clue that this house was designed by someone thinking beyond straight lines and predictable rooms. The setting is just as distinctive. More than four acres unfold along famed Filippini Pond, a spring-fed spot loved for kayaking, boating, and fishing, with its own place in local lore as the popular skinny dipping destination for attendees of the original Woodstock festival of 1969. Bethel Woods Center for the Arts is steps up the road, making the area’s creative history feel less like the past and more like part of the neighborhood. The house has some architectural bona fides of its own, having received architectural awards - and inside, the reasons reveal themselves gradually. A sweeping staircase wrapped in warm wood forms the center of the home. Curved walls lead into unexpected spaces, custom built-ins appear from room to room, and nearly every turn offers a new perspective on the house or the water beyond it. The kitchen and dining area sit just beyond the entry, but the living room is where the home really announces itself. A modern wood-burning fireplace anchors the space, which opens into a soaring solarium with terracotta floors, woven ceiling panels, and walls of glass facing the pond. Sunlight moves across the room throughout the day, and the tranquil pond seems to find its way into every view. Then things get a little more fun. The former billiard room and is open to reinvention, while the adjoining party room comes fully prepared: hot tub, indoor grill, wet bar, wood-burning stove, & wine fridge. It’s unapologetically over the top in the best way: a room made for long weekends, late nights, and friends who end up staying longer than planned. Nearby, a substantial room with its own private entrance has been used as a home office. With its scale and separation from the main living areas, it could just as easily become a studio, guest space, or something entirely personal to its next owner. Upstairs, a generous landing offers another flexible place to work, read, or retreat. The primary suite begins with a sitting room overlooking the living space below, followed by a bedroom with a built-ins facing the water. It feels a little like the captain’s quarters on a very handsome ship. The primary bath carries the home’s gloriously retro swank, with warm wood, a series of private chambers, and its own sauna. Two additional bedrooms and a second full bath complete the level, with one more flexible space waiting above on the third floor. Outside, the expansive, flat, fully fenced yard offers plenty of room to gather, garden, play, or simply spread out. A broad stone patio looks over the pond, and two private docks make it easy to launch a kayak, cast a line, or sit at the water’s edge doing absolutely nothing. There’s a detached two-car garage for practical purposes, plus a second one-car garage that needs some love but has the makings of a studio, workshop, or something much more interesting than a place to park. There are easier houses to sum up. This one rewards curiosity. It’s bold, playful, wonderfully unconventional, and full of the kind of character that can’t simply be added later. What’s here is irreplaceable; what happens next is up to you.

408 Hurd Road, Bethel

$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

$69,000

1052310 MLS

This 5.1-acre parcel offers an exceptional opportunity for anyone seeking a spacious plot with stunning natural vistas. The land is gently rolling, providing both privacy and open views across the surrounding landscape. Whether you’re considering building a dream home, establishing a weekend retreat, or investing in future development, this property delivers a rare combination of size, beauty, and potential. • Expansive Views: Enjoy sweeping views of the countryside, with sights of distant hills, lush valleys, and vibrant sunsets that paint the sky each evening. • Ample Space: With 5.1 acres, there’s plenty of room for gardens, recreational areas, or even a small hobby farm. • Natural Beauty: The property features mature trees, open meadows, and native plants that attract local wildlife for peaceful, picturesque living. • Privacy: The generous size of the lot ensures privacy from neighbors and ample space to design your ideal setting. • Versatile Potential: Suitable for a variety of uses, from building a single-family home to creating an outdoor oasis or exploring agricultural pursuits. Situated in a tranquil area, the property offers a sense of seclusion while remaining conveniently accessible to local amenities and major roadways. The beautiful surroundings provide a perfect backdrop for relaxation and outdoor activities, including hiking, gardening, and entertaining.

Chaffee Road, Liberty

$339,000

2 Beds ⋅ 2 Baths ⋅ 1051028 MLS

Charming 1942 Cape Cod nestled on 8.42 private acres along a quiet dead-end road in Cochecton, This inviting home features a kitchen, dining room, comfortable living room, two bedrooms, a convenient mudroom, laundry room, deck, and a versatile bonus room ideal for a home office, studio, or guest space. Enjoy peaceful country living with easy access to some of the area’s most desirable destinations—just about 10 minutes from Bethel Woods and within convenient reach of Jeffersonville, Narrowsburg, and Callicoon, known for their quaint downtowns, local restaurants, shops, and community charm. Nearby lakes and the Delaware River offer plenty of opportunities for swimming, boating, fishing, kayaking, and enjoying the outdoors. Whether you’re looking for a weekend retreat, a work-from-home escape, or a full-time country home call to schedule a visit.

13 Fisher Road, Cochecton

$50,000

1049964 MLS

Calling all visionaries! Unleash the possibilities on Highview Avenue in Liberty, NY! Situated just 3 minutes from Main Street, this parcel offers a fantastic opportunity for builders, investors, or anyone looking to create a custom Catskills getaway.

Highview Avenue, Liberty

$312,000

1052739 MLS

Commercial/Residential Opportunity In Desirable Bethel, New York! Located On Route 17B, This Property Offers Great Potential For Both Residential And Commercial Use. The Home Features A Living Room With Sliders To A Deck, Kitchen, Two Bedrooms, Two Additional Rooms, And A Full Bath, Plus A Partially Finished Lower Level. A Large Shed Provides Additional Storage. A Handyman Property With Plenty Of Potential—Bring Your Vision And Make It Your Own! Don't Miss This Great Opportunity!

1443 Rt-17B, White Lake

$312,000

2 Beds ⋅ 2 Baths ⋅ 1049229 MLS

Mixed-use zoning! Zoned residential-commercial, this property is the best of both worlds. Located On Route 17B, This Property Offers Great Potential For Both Residential And Commercial Use. The Home Features A Living Room With Sliders To A Deck, Kitchen, Two Bedrooms, Two Additional Rooms, And A Full Bath, Plus A Partially Finished Lower Level. A Large Shed Provides Additional Storage. A Handyman Property With Plenty Of Potential—Bring Your Vision And Make It Your Own!

1443 Rt-17B, Bethel

$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

$375,000

2 Beds ⋅ 1 Baths ⋅ 1049127 MLS

A completely renovated private retreat set on 11+ acres, where modern comfort meets timeless character and the outdoors becomes part of everyday life. This beautifully renovated 2-bedroom bungalow has been thoughtfully rebuilt from the studs up, offering the peace of mind of new plumbing, electric, windows, roof, well tank, hot water heater, septic, and extensive spray-foam insulation throughout the home, attic, and crawl space. The kitchen is a true standout, featuring stunning quartz countertops, a custom wood bar top, and beautifully updated finishes. The home's vaulted living room adds an unexpected sense of openness, while reclaimed beams dating to the late 1700s/early 1800s—salvaged from the seller's grandmother's barn—bring an authentic piece of history into the space. A large wood-burning stove provides warmth throughout the home and can help reduce reliance on oil. Outside, the property truly sets itself apart. More than 11 acres provide privacy, natural beauty, and room to explore, with a cleared path, almost a mile long, leading through the property abutting the South Brook. A great spot for trying out some trout fishing, hunting, camping along the brook or just escaping from everyday life! A new rear deck and updated screened front porch create inviting spaces to enjoy the peaceful surroundings, while new central air conditioning adds modern comfort. This is a property designed for buyers who value privacy, nature, character, and a home where the inside and outside complement each other perfectly. Don't miss the chance to call this one home!

290 County Route 56, Wurtsboro

$275,000

3 Beds ⋅ 2 Baths ⋅ 1052597 MLS

Consisting of a first floor unit and a second floor unit is this old two story in Bethel. The home is approximately 1,190 sq ft with two currently rented units one with one bedroom and one bath, the second has two bedrooms and one bath each with electric heat and a newer roof. One is $1,350/mo. The second is $1,150.

2790 State Route 55, Bethel

$279,000

2 Beds ⋅ 2 Baths ⋅ 1051598 MLS

Beautifully rebuilt in 2019, this modern Camelot Estates home blends fresh contemporary style with comfortable year-round living. Offering 2 bedrooms, 2 full baths, plus an additional den/office, the home features an inviting open floor plan, sun-filled living spaces, and a stylish kitchen with granite countertops, abundant cabinetry, and modern finishes. Primary suite has ample space and a full modern bathroom with walk in shower. This is a move in ready home, that has been rebuilt with modern touches and is ready for the next owner to enjoy this maintenance free lifestyle. An oversized deck extends your living space outdoors—perfect for entertaining, relaxing, or enjoying the peaceful surroundings. Camelot Estates is one of Monticello’s most desirable lake communities, providing a resort-like lifestyle with exceptional amenities. Residents enjoy lake rights, a heated Olympic-size swimming pool, playground, clubhouse, pickleball, basketball courts and a dock area for boats, ideal for kayaking, fishing, motorboating and lakeside leisure. Located just under two hours from New York City, the community offers convenient access to local attractions including Bethel Woods Center for the Arts, Resorts World Casino, The Kartrite Indoor Waterpark, hiking trails, farmers markets, The Forestburgh Playhouse, lakeside dining, and year-round Catskills recreation. A fully updated home in a vibrant amenity-rich community—perfect as a full-time residence, weekend escape, or investment opportunity.

6 Bristol Lane, Monticello

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