Sullivan County Homes under $500,000

Welcome to Sullivan County, New York, a hidden gem nestled in the heart of the Catskills. Known for its breathtaking natural beauty, vibrant communities, and rich history, Sullivan County offers a perfect blend of rural charm and modern conveniences. With its picturesque landscapes, including lush forests, sparkling lakes, and rolling hills, outdoor enthusiasts will find endless opportunities for hiking, fishing, and skiing.

Sullivan County is not just about nature; it’s also a hub of culture and entertainment. From the historic towns of Liberty and Monticello to the bustling arts scene in Bethel, home to the iconic Bethel Woods Center for the Arts, there’s always something to explore. The area boasts a diverse array of dining options, local shops, and farmer's markets, making it a delightful place to live and visit.

For those looking to call Sullivan County home, there’s great news! The real estate market here offers a fantastic selection of homes under $500,000. Whether you’re seeking a cozy cottage, a charming single-family home, or a spacious property with room to grow, you’ll find plenty of options that fit your budget. Many of these homes come with stunning views and ample outdoor space, perfect for enjoying the serene surroundings.

Sullivan County is more than just a place to live; it’s a lifestyle choice that embraces nature, community, and affordability. Discover your dream home in this enchanting county, where every day feels like a vacation!

Newest Sullivan County Homes under $500,000

$460,000

2 Beds ⋅ 2 Baths ⋅ 1057936 MLS

Welcome to this charming ranch-style home set on 7.41 picturesque acres, offering privacy, space, and endless possibilities. This inviting property features 2 bedrooms and 2 bathrooms, along with an unfinished basement ready for your personal touch and additional living space. One of the property’s most exciting features is its future potential. With the addition of a staircase and finishing the upper level, buyers have the opportunity to significantly expand the home’s living space, potentially creating a 3-bedroom, 3-bathroom layout to suit their needs while adding value. Adding to its appeal, the 7.41-acre property offers excellent agricultural potential. With the construction of a barn, the property can accommodate 10 or more animals, making it an ideal opportunity for those dreaming of a hobby farm, equestrian use, or a small agricultural operation. Natural sunlight pours throughout the home, creating a bright and welcoming atmosphere in every room. Enjoy your morning coffee on the covered front porch or relax and entertain on the spacious back deck overlooking the beautiful property. Outside, you’ll find a fenced-in area attached to the home, perfect for pets, gardening, or outdoor enjoyment. The backyard features established garden space, a storage shed, and plenty of room to explore, expand, or simply enjoy the peaceful surroundings. Additional highlights include an attached 1-car garage, expansive open acreage, and the perfect blend of country living with modern comfort. Whether you’re looking for a private retreat, hobby farm potential, or a place to make your own, this property offers a rare opportunity to enjoy nature, sunlight, and room to grow in a truly special setting. Shown by appointment

3279 State Route 42, Monticello

$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

$150,000

3 Beds ⋅ 2 Baths ⋅ 1057878 MLS

Welcome to 55 Fish Hatchery Road in Wurtsboro, offering a three-bedroom, one-bath mobile home situated on approximately one acre of land in a quiet rural neighborhood. The home features comfortable single level living, a spacious living area, eat in kitchen, ample natural light, washer/dryer hookup, and a spacious storage shed. Well, septic, and electric are already connected. With approximately one acre and ample road frontage, the property also offers potential for future development, giving a buyer the opportunity to enjoy the existing home today while planning for a future new home on the property, subject to municipal approvals. Conveniently located near the Village of Wurtsboro, Route 17, shopping, dining, and the recreational attractions of the Catskills and Sullivan County. This property consists of a mobile home on land and will not qualify for traditional financing. Cash only. Call to schedule a private showing today!

55 Fish Hatchery Road, Wurtsboro

$220,000

4 Beds ⋅ 2 Baths ⋅ 1058050 MLS

Estate Sale - Set in EMERALD GREEN COMMUNITY Being sold As-Is - Handyman Raised ranch - This 3 Bed - 3 bath home features a fireplace and plenty of potential for a buyer to make it their own. This property is in need of TLC and is being offered as a cash sale, sold as-is. A great opportunity to bring your vision and updates to this home. No short-term or Airbnb rentals allowed. Buyer must own home for 2 years before renting. Submit offer with POF to Haleyheins@gmail.com or karen@rieberrealty.com. Community water is metered and supplied by Lake Louise Marie Water Company ($42.00 monthly plus usage which is approximately $50-$60) Municipal Sewer is included in taxes. Annual Dues are $1709. Special Assessment is $725 per year for 10 years with 6 years remaining. Buyer must pay transfer fee of 0.7 % at closing. Visit http://emeraldgreenpoa.com/ for new buyers, closing packet and rules & regulations .

22 Scarborough Circle, Rock Hill

$399,000

4 Beds ⋅ 3 Baths ⋅ 1057017 MLS

Welcome home to this spacious and inviting 4-bedroom farmhouse, where classic character meets comfortable everyday living. A charming covered front porch creates a warm first impression and offers the perfect spot to enjoy your morning coffee, while the covered back patio overlooks a nice, level yard—ideal for relaxing, entertaining, gardening, or enjoying time outdoors. Step inside and you'll immediately appreciate the home's spacious layout and timeless details. The large eat-in kitchen is full of character, featuring a beautiful tin ceiling and wood molding surrounding the windows that is carried through the home, adding warmth and charm that is hard to replicate. The home offers both a comfortable living room and a separate family room both with beautiful beams on the ceiling, providing plenty of space to gather, relax, or entertain. A convenient half bath is located just off the kitchen. The spacious primary bedroom is a true retreat, featuring beautiful hardwood flooring, decorative wainscoting, an ensuite bathroom, and two closets—including a generously sized walk-in closet. Two additional bedrooms feature new carpeting, while the third bedroom showcases hardwood flooring. Beautiful hardwood floors continue throughout the lower level and have been lovingly maintained with a warm, polished shine. With four bedrooms, multiple living spaces, a character-filled kitchen, and inviting outdoor areas, this home offers the perfect combination of space, charm, and classic farmhouse appeal. Whether you're relaxing on the front porch, entertaining on the covered back patio, or enjoying the character-filled interior, this is a home with plenty to appreciate. Come see all that this charming farmhouse has to offer! Just minutes away from town for all your shopping needs and local eateries. Close to hiking - Sam's Point, Minnewaska, Mohonk Mountain House, local wineries, brewers, Angry Orchard. Pine Bush School District.

708 Burlingham Road, Pine Bush

$129,900

2 Beds ⋅ 1 Baths ⋅ 1056934 MLS

This house has all the makings of something special. It's a diamond in the rough... Bring your imagination and your hammer. The property offers a double lot and road frontage on two paved roads. Pick your own grapes and pears right in the backyard. Inside you'll find original hardwood floors, 2 bedrooms, an enclosed porch with a woodstove. For a small yearly fee, you can join the association and launch your boat on the 180 acre motor boat lake. Bring all your fun lake toys and enjoy fishing, swimming, and evening sunsets. Less than two hours from NYC and minutes to the Delaware River, and Bethel Woods concert venue.

89 Minisink Trail, Glen Spey

$199,000

2 Beds ⋅ 2 Baths ⋅ 1056117 MLS

This move-in-ready and relatively maintenance free 2-bedroom, 2-bathroom condo at Villa Roma Resorts features an updated kitchen with new appliances, new flooring, updated bathrooms, and a new furnace making the transition to Catskills living that much easier. Enjoy four-season recreation nearby, with golf, pools, tennis, pickleball, dining, live entertainment, skiing, and snow tubing at the Villa Roma. Just minutes from Callicoon’s shops, restaurants, farmers market, and the Delaware River, this condo is an inviting weekend escape or year-round home over looking the 10th hole of the Villa Roma Golf Course. Own the getaway. Enjoy the resort. Live the Catskills lifestyle.

432 Villa Roma Road Unit #2A, Callicoon

$260,000

3 Beds ⋅ 2 Baths ⋅ 1050124 MLS

Move right into this renovated townhouse in the desirable Patio Homes Community. 42 Peter Way is a recently renovated, semi-detached townhouse offering 1,152sf between two floors. There are three spacious bedrooms and two full bathrooms. The brand-new, eat-in kitchen features stainless steel appliances and quartz countertops. The massive living room has a wood-burning fireplace and a slider out to the backyard patio. There is a laundry room located off the foyer. The upper level houses the three bedrooms, all with good closet space, as well as a full bathroom with a bathtub. Patio Homes offers residents access to an exciting suite of amenities. There is a large outdoor pool, a clubhouse, fitness center, playground, basketball court, and tennis courts. The HOA also handles lawn care and snow removal. The location of the HOA is super convenient. Route 17 (Exit 105) is less than five minutes away, as is all the shopping that Monticello has to offer. Hotspots such as Walmart, Shoprite, Old Navy, Marshalls, Home Depot, Five Below, Starbucks, and a bunch of dining and fast-food options. Also nearby is Resorts World Catskills, the Kartrite Indoor Water Park, and YO1 spa. Come see this house today and make it home!

42 Peter Way, Kiamesha Lake

$80,000

2 Beds ⋅ 1 Baths ⋅ 1053915 MLS

Looking for something to do, a winter project? Buy now and work through winter getting ready to sell in Spring. Home is in a great commuter location minutes from route 17 and about 20 minutes to Middletown.

59 Laurel Trail, Wurtsboro

$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

$289,000

3 Beds ⋅ 2 Baths ⋅ 1054837 MLS

The first night you sleep here, there are no sirens. No radiator clanking, no footsteps overhead, no one talking on the sidewalk below. Just the wind moving through the maples out back. In the morning you open the door and almost an acre of yard is waiting, the trees along the back gone red and gold against the dark green pines, and it finally sinks in that this is yours. By evening you are walking into town for dinner at Basbousa, less than a mile from the front door, and walking home under more stars than you have seen in years. That is what makes this house different from so many upstate listings, the ones at the end of long dirt roads where every meal out means a drive and the inspection report is full of questions about the well and the septic. Here you get the yard and the woods, neighbors' porch lights showing through the leaves, and public water and sewer, just like the city. The water heater is brand new, and everything is on one floor. The front door opens right into the living room, with a wood beam across the ceiling and big windows looking out over the lawn. It flows straight back to the kitchen and dining area, all one bright room, with a walk-in pantry you stock on Friday and forget about until Sunday. When friends come up for the weekend, the wine gets opened early and nobody wants to be the first to call it a night. When they finally do, the house goes quiet. Both bedrooms sit down the hall, away from the living room, with the primary suite at the end and a walk-in closet big enough to keep a real wardrobe up here, boots, flannels and all, so you stop packing a bag every Friday. Saturdays are for exploring. Hurleyville is 15 minutes away for Taverna Catskills and coffee at Forage and Gather, and Ellenville is 20 minutes for a show at Shadowland Stages. Keep driving and you reach brunch at Mill & Main in Kerhonkson, Arrowood Farms in Accord, a pint at Upward Brewing in Livingston Manor, and, about 45 minutes west along the Delaware, cocktails at the Cochecton Fire Station, Firehouse Antiques, and a movie at the Callicoon Theater. After the first big snow, you leave the car in the driveway and take the snowmobile into town, flakes still falling, the lights glowing along Main Street. Back home, the electric fireplace is on and the snow keeps piling up outside those front windows. By spring the bikes come up out of the basement. The O&W Rail Trail starts at the old train depot in town, a few minutes from the house, and runs 2.6 flat miles to Woodridge. The Bashakill near Wurtsboro is made for kayaking and watching for eagles, and in July you can float the Delaware on a tube from Lander's in Callicoon. Summer nights end on the back deck, with dinner outside as the sun goes down, the smell of fresh cut grass, and fireflies blinking along the tree line. Some weekends there is a concert at Bethel Woods or a night out at Resorts World Catskills in Monticello. Manhattan is about 90 miles away, roughly 2 hours with no traffic, with Route 17 close by. For a while, that drive is just how you get here on Fridays. Then one Sunday night, with the porch light on and the bags still by the door, you decide the city can wait until Monday afternoon.

27 Quiat Road, Mountain Dale

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

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