Sullivan West Homes under $1 million

Our website features the best real estate search for homes, condos, land and foreclosure properties available in Sullivan West and surrounding areas. It is the only site you will ever need! It is easy-to-use and updated by the official Realtor®’s database every 15 minutes.

You can save searches, and get daily email alerts of new listings, price changes, sold data, and market reports. Our Interactive Map Search allows you to view properties on a map or refine your search by drawing the boundaries around the area you desire.

Curious about what’s happening in your neighborhood? You can create a custom market report to see what’s active, under contract, and sold in your neighborhood!

Considering selling or refinancing your home? Get an INSTANT property valuation now!

Newest Sullivan West Homes under $1 million

$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

$765,000

4 Beds ⋅ 4 Baths ⋅ 1055916 MLS

The Overlook is a spacious, bright modern farmhouse set on ten bucolic acres. Facing south, the home enjoys beautiful light year-round and distant views over the rolling hills, with sun moving through the house from morning until late afternoon. Inside, more than 2,700 square feet hold four bedrooms, three full baths and a powder room. The finishes play off each other beautifully: wide-plank natural wood floors run through the first and second floors, the hearth and the wall opposite are white brick, and the beams are stained wood. Throughout, large picture windows draw the eye out to the views. The first floor is a treat. At the entry, a bluestone landing gives you a place to leave your shoes. A wood-burning fireplace anchors the living area. The dining table has a front-row seat, looking out through glass sliders to the huge deck. The kitchen has quartz counters, a pantry, a peninsula with room for a pair of stools, and more views over the farmhouse sink. The two bedrooms on this floor each have their own character. One looks out to the hills through a broad picture window. The other has a powder room and faces the woods, quieter and dappled with sunlight. Both are spacious and have good closet space. The primary suite occupies the second floor, set above and apart from the rest of the house, and offers the finest view: a panoramic window that frames the distant hills. A private covered deck opens off the bedroom, sheltered from sun and rain, and a propane fireplace warms the room on colder evenings. The primary bath has a gorgeous tiled walk-in shower. The finished lower level offers plenty of possibilities. The fourth bedroom is here, with its own full bath. A den built around a large-screen TV makes for film nights, and there's still open space for a pool or ping-pong table. The laundry is neatly tucked into a closet, and large glass sliders open directly onto the front lawn. The house sits within The Crest, a low-key homeowners association developed by Catskill Farms, and is conveniently close to the area's best towns: Callicoon is 12 minutes away, Jeffersonville 16, and Livingston Manor and Narrowsburg 30.

68 Overlook Circle, Fremont Center

$389,000

3 Beds ⋅ 2 Baths ⋅ 1056715 MLS

Mid-Century Charm Meets Arts & Crafts Style on a Generous Corner Lot in the Heart of Narrowsburg. Discover the timeless appeal of this distinctive 3-bedroom, 1.5-bath Cape, ideally situated on a corner lot where mid-century design blends beautifully with Arts & Crafts craftsmanship and Scandinavian-inspired simplicity. Thoughtfully preserved details include beautiful leaded-glass accents, custom built-ins and a handsome bluestone fireplace that anchors the living space with warmth and character. An Attached office provides a dedicated space for working from home while the attached workshop/studio/gym area offers flexibility for creative projects, hobbies, or additional workspace. Bamboo flooring and clean Scandinavian lines create a light, inviting atmosphere, while granite countertops and Bosch appliances bring modern function to the kitchen. The home offers a wonderful balance of original character and contemporary comfort. Outside, the corner lot features a generous yard framed by shrubs and mature trees, providing a peaceful setting for relaxing, gardening, entertaining, or enjoying the seasons. Stock the covered woodshed for a cozy winter in front of the fireplace. Ideally located within walking distance of Narrowsburg’s vibrant Main Street, you’ll be just steps from charming shops, restaurants, galleries, and the Delaware River community that makes Narrowsburg such a sought-after destination. A special home with architectural personality, a welcoming outdoor setting, and an enviable corner-lot location in one of Sullivan County’s most desirable villages.

2 Hickory Lane Unit #RD19, Narrowsburg

$749,000

3 Beds ⋅ 2 Baths ⋅ 1047721 MLS

Tucked at the end of a long driveway on 15 private, wooded acres, this spacious contemporary farmhouse offers a true Catskills retreat just minutes from Narrowsburg and the Delaware River. With 2,359 sq ft, 3 bedrooms and 2 full baths, the home combines comfortable country living with an impressive collection of modern systems and outdoor amenities. Step inside to a light-filled, open-concept great room highlighted by soaring 16-foot vaulted wood ceilings, oak hardwood floors and a handsome stone fireplace. The large modern kitchen opens naturally to the living and dining areas and features cherry cabinetry, stainless steel appliances, generous workspace and a butcher-block breakfast bar/island—an inviting centerpiece for everyday living and entertaining. The spacious primary suite is its own retreat, complete with sliding doors to a private rear deck and hot tub, walk-in closet and ensuite bath with Jacuzzi soaking tub and separate walk-in shower. Two additional bedrooms and a second full bath complete the main living level. Downstairs, approximately 2,195 sq ft of unfinished basement space offers tremendous flexibility for storage, workshop space or future recreation and entertainment areas. The outdoor setting is where this property really shines. Relax on the covered wraparound porch, step out to the rear deck and hot tub, or spend summer days around the heated inground swimming pool and pavilion with wet bar. The pool area is set up for entertaining with an updated bar façade and Sonos speaker system. The home's major mechanical improvements add another level of comfort and convenience. The geothermal heating and cooling system was replaced in 2020, along with the hot-water tanks—including the addition of a second tank—and pressure tank. A whole-house generator, also installed in 2020, provides valuable backup power. Additional improvements include a repaved driveway in 2023, updated plumbing fixtures, replacement porch columns, Ring perimeter cameras and electronic locks on four doors. Beyond the house, explore the property's wooded acreage and enjoy frontage along Smith Mill Brook, part of the Ten Mile River watershed, offering a beautiful natural setting. The property also includes lake rights to approximately 70-acre Weiden Lake, adding another dimension to the Catskills lifestyle. Private and secluded, yet conveniently located near the hamlet of Narrowsburg for dining, shops, galleries and the Delaware River, with Bethel Woods Center for the Arts also within easy reach. 15 acres. Pool. Hot tub. Pavilion bar. Stream. Lake rights. Geothermal. Generator. And plenty of room to breathe—705 Swamp Pond Road brings together the best of country living and modern comfort in the Western Catskills.

705 Swamp Pond Rd, Narrowsburg

$339,000

5 Beds ⋅ 2 Baths ⋅ 1055547 MLS

Endless possibilities meet location! Zoned for both commercial and residential use, this unique property offers incredible flexibility for savvy buyers, investors, or entrepreneurs. Situated right on Route 17B at the crossroads of Callicoon, North Branch, and Hortonville, the building is currently configured as two separate living spaces, each featuring its own kitchen and bathroom. Space & Layout Flexibility * Ground Floor (3-Bedroom Unit): A highly visible space perfect for a boutique retail shop, creative studio, or professional offices. It can also remain a spacious 3-bedroom apartment featuring a large eat-in kitchen. * Upper Floor (2-Bedroom Unit): Highlights include a loft-style attic and a large deck looking out over Callicoon Creek. It is the ultimate spot for relaxing. Endless Potential Whether you want to convert the building into a live/work setup, run a storefront downstairs, manage two profitable rental units, or live in one while renting out the other—the options are yours. The Location You are right in the thick of it. The property is just minutes away from downtown Callicoon, the Delaware River, and world-class concerts at Bethel Woods Center for the Arts. Opportunities with this much versatility and waterfront charm don’t pop up often. Come take a look and imagine the possibilities!

6 County Route 121, Callicoon

$225,000

1 Beds ⋅ 1 Baths ⋅ 1054988 MLS

Wondering where to spend next summer? Right here in the Western Catskills in a cabin on Delaware River front land! The river here seems to be more of a gentle swimming pool. Cross the RR tracks and start enjoying river activities. The cabin has all necessities, water and heat. Built by 3 fishing buddies years ago who valued privacy and seclusion and, of course, fishing! Relax on the covered front porch. Read books or write a book. Bring a tent or 2 for the young ones' outdoor adventure. Fly fishing is big in this neck of the woods. Dinner is only a mile away in Long Eddy. Shop in Callicoon where you will find banks, movie theater, shops and grocery store. Delaware River fishing season opens April 15th. Get ready!

155 Acid Factory Road, Long Eddy

$849,000

2 Beds ⋅ 2 Baths ⋅ 1053001 MLS

Properties in this peaceful pocket of the Jeffersonville countryside rarely come to market, making 157 Fauble Road a special opportunity. Surrounded by mature lawn and woods with no neighboring homes in sight, this distinctive property offers privacy and flexibility just minutes from Jeffersonville. Set above the road on a gently elevated hillside, the approximately 1,900-square-foot main residence offers 2 bedrooms and 2 full bathrooms, plus a flexible main-floor space with potential for a third bedroom. A detached one-bedroom, one-bath guest cottage above a two-bay garage adds versatility for guests, extended family, a home office, studio, rental, or private retreat. Mature trees create natural seclusion while framing the changing seasons. Cow pastures behind the property and across the road add to the pastoral setting, while deer are frequent visitors to the surrounding woods. Established landscaping, ornamental plantings, stonework, and mature lawn give the property a peaceful, settled feel. Inside, the main home is warm, bright, and full of thoughtful details. The spacious living room features an optional-use wood-burning stove on a stone hearth, a large picture window, and French doors that bring in abundant natural light. The adjacent sunroom is wrapped in windows and currently used as a wellness and fitness retreat. It could also serve as a reading room, home office, art space, or quiet place to enjoy morning coffee surrounded by the trees. The dining area features a vaulted ceiling, exposed wood beams, skylights, built-in bench seating and storage, and direct access to the deck. The kitchen offers warm wood cabinetry, wood countertops, a large window over the sink, a Bosch refrigerator and dishwasher from 2021, and a new electric range installed in 2026. Solid wood interior doors add warmth throughout. The upstairs was refreshed in 2023 with new vinyl plank flooring and paint, while the downstairs features LifeProof vinyl plank flooring and fresh finishes. The large upstairs bedroom feels like a private treehouse, with multiple windows overlooking the surrounding canopy and a generously sized walk-in closet. Downstairs, the oversized laundry room offers additional flexibility. Originally used as a bedroom, it features built-in cabinetry, counter space, and a custom pine shiplap accent wall. With laundry hookups also available in the basement and on the main floor, the room could potentially be converted back into a third bedroom, home office, playroom, or guest space. Outdoor living is a highlight of the property. The wraparound vinyl deck, new in 2023, provides multiple areas for dining, relaxing, and enjoying the surroundings. The main residence also features fiber cement siding and a new roof installed in 2019. The detached guest cottage feels like its own hideaway, with mature lawn and wooded areas creating a natural privacy screen between the two buildings. Inside, it offers a full kitchen with oak cabinetry, a full bathroom with tub and shower, sloped ceilings, tile flooring, electric baseboard heat, and the option of a fully functional, like-new pellet stove. A private side deck, elevated walkway, and separate lower-level access complete the space. Whether used for rental income, extended family, weekend guests, a home office, creative studio, or private retreat, the cottage adds exceptional flexibility. What truly distinguishes 157 Fauble Road is the combination of the main home, guest cottage, privacy, mature landscape, and surrounding countryside. There are no visible neighboring homes, yet the property remains conveniently close to the shops, restaurants, community, and charm of Jeffersonville and the Sullivan Catskills. From sunrise on the deck to deer in the woods and cows grazing in nearby pastures, the landscape becomes part of everyday life here. 157 Fauble Road offers a rare combination of privacy, versatility, and natural beauty in the Sullivan Catskills.

157 Fauble Road, Jeffersonville

$689,000

3 Beds ⋅ 2 Baths ⋅ 1054151 MLS

In a quiet corner of the Western Catskills, sits Woodsview, a stylish modern retreat. Designed with an eye towards maximizing the enjoyment of the surrounding landscape, this beautiful home in Jeffersonville, NY is the dreamy, turnkey escape you’ve been looking for. The entranceway offers a convenient coat closet and guides you into the sleek and spacious kitchen. Modern flat front black cabinetry is complemented by open shelving, white granite counters, and black stainless appliances. The island provides a nice visual break from the main living space as well as convenient additional storage and counter space. The dining space and main living area take full advantage of the light and views from glass sliding doors and walls of oversized windows, highlighting the surrounding landscape and offering plenty of room for gathering with friends and family. The high ceilings maximize the natural light and keep the space feeling like an expansive extension of the outdoors. All three bedrooms at the Hideaway feature sliding glass doors out onto a deck and plenty of storage space. The primary suite adds a show-stopping picture window and double closets leading to a beautifully tiled en suite bath with walk-in shower, large soaking tub and double vanity. An additional tiled bath with walk-in shower and a convenient laundry room finish off the indoor spaces. White oak floors and high ceilings feature throughout. Central heating and a/c will keep you comfortable year-round, and spray foam insulation throughout keeps everything energy efficient. Hardiplank siding and a metal roof offer easy maintenance in the future. Outdoors, the large deck provides plenty of space for outdoor hangs. Follow it out to a lower platform with a two person sauna - a luxurious escape during chilly winters, or just a cool Catskills evening. A spacious flat lawn wraps around the house, with a large firepit area on the rise just behind the house. Located conveniently to several of our favorite Upstate Main Streets, Woodsview is just five minutes from the town of Jeffersonville, and fifteen minutes from both Livingston Manor and Callicoon.

377 Hubert Road, Jeffersonville

$699,000

3 Beds ⋅ 2 Baths ⋅ 1045996 MLS

Farmhouse Oasis on 70 Acres in Narrowsburg - Discover timeless character and sweeping Catskills beauty on this rare 70-acre country retreat in Narrowsburg, one of the Upper Delaware Valley’s most sought-after destinations. This 1920's farmhouse—an authentic piece of local heritage—rests among rolling meadows, mature woodlands, and two spring fed ponds, creating a landscape ideal for fishing, quiet mornings, and year-round enjoyment. The acreage opens with meadow and two spring fed ponds at the front of the property, then transitions into a deep stretch of mature woodland behind the home. Adjoining private hunting land, the property offers expanded recreational access with trails, wildlife, and year-round outdoor enjoyment. The farmhouse provides a solid foundation with endless potential for thoughtful transformation—whether you choose to keep its historic charm, modernize it to your taste, or craft a personalized country retreat across the expansive grounds. Despite its peaceful setting, the property is just minutes from Main Street Narrowsburg, a river town celebrated for its vibrant shops, dining, arts scene, and enduring popularity among weekenders and full-time residents alike. The scenic Delaware River adds another layer of recreation and natural beauty just moments away. Opportunities of this scale and setting are increasingly rare in Narrowsburg and the broader Upper Delaware Valley, making this a standout offering for those seeking beauty, space, and the freedom to create something truly their own in one of the region’s most desirable communities.

4920 State Route 97, Narrowsburg

$199,000

4 Beds ⋅ 1 Baths ⋅ 1052103 MLS

Two story farmhouse style home on 1.16 acres of park-like setting with stream frontage on Pea Brook, Long Eddy, New York. 4 bedrooms, 1 bath. Spacious living room/dining room open floor plan with bonus heated enclosed porch. Main bedroom and bath on first floor. 3 additional bedrooms on second floor with walk-in closet space. Enjoy your morning coffee in the enclosed, screened porch and enjoy nature around you. When you enter the gated fenced in yard, you will be in awe with the numerous trees and shrubs - bamboo, red-bud, pines and black walnut. This is paradise for a gardener. Stone walls and steps lead to the front of the home with glorious plantings. Large garden shed plus additional outbuilding. Sitting in the patio area in the large back yard, you will hear the sounds of Pea Brook, with your own frontage across the street. Just minutes to the public access of the Delaware River or Callicoon for shopping, restaurants, movie theater or farmer's market. 20 minutes to the Hamlet of Hancock. This home is conveniently located for your year-round home or weekend getaway.

13 Kinney Road, Long Eddy

$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

$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

Start Your Search

Listings courtesy of OneKey® MLS as distributed by MLS GRID. Based on information submitted to the MLS GRID as of . All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.

© 2026 TReND. All Rights Reserved.
The data relating to real estate for sale on this website appears in part through the TReND Internet Data Exchange (IDX) program, a voluntary cooperative exchange of property listing data between licensed real estate brokerage firms in which Real Broker NY LLC participates, and is provided by TReND through a licensing agreement. Real estate listings held by brokerage firms other than Real Broker NY LLC are marked with the IDX icon and detailed information about each listing includes the name of the listing broker.
All information provided is deemed reliable but is not guaranteed. Some properties which appear for sale on this website may no longer be available because they are under contract, have sold or are no longer being offered for sale. The information being provided is for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.