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$1,500,000
1044591 MLS
This is the former Hamilton Hospital and most recently used as an alcohol and drug treatment facility. The building is spacious and would be ideal for a medical center, school, office building and more. Included with the sale is an approximate 2100 sf house used for office space and food pantry.

17 Hamilton Avenue, Monticello
$400,000
1044585 MLS
Large and stately home converted years ago to office use. Needs some updating but good this is a solid and well located building with plenty of room.

11 Hamilton Avenue, Monticello
$7,999,000
12 Beds ⋅ 11 Baths ⋅ 1044572 MLS
Welcome to the most spectacular home in Sullivan County. Located on a 30-acre hill overlooking the Swinging Bridge reservoir the largest lake in Sullivan County. This estate is built with the finest of everything. All top-quality materials built and crafted with amazing details. This mansion comes with a four-bedroom guest house, and a caretaker’s apartment over the barn. The grounds are spectacular and have paved roads leading to the house, guest house, barn, and the Tennis & Basketball courts as well as the the concrete boat ramp.at the lake. Floor-plans have been uploaded to the MLS. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Below Ground,ParkingFeatures:3 Car Attached,

941 Starlight Road, Monticello
$239,900
3 Beds ⋅ 2 Baths ⋅ 1043512 MLS
Welcome to this beautifully updated 3-bedroom, 1.5-bath townhouse in the desirable Patio Homes community. Perfect as a full-time residence or weekend getaway, this year-round community is conveniently located just 90 minutes from NYC and offers easy access to shopping, dining, entertainment, and major commuter routes. The home features an updated kitchen with upgraded cabinetry and stainless steel appliances, new windows , wood flooring fresh interior paint. On the first laundry room, half a bath and ample storage. On the second floor 3 bedrooms, newly updated bathroom, main bedroom has a closet and the sink. The location is perfect with a community green belt . private patio deck overlooking a peaceful backyard with grass landscaping. Front yard has a new pavement with the parking for the 2 cars. Residents enjoy exceptional community amenities, including a clubhouse, tennis courts, basketball courts, and a sparkling in-ground pool, all with low HOA fees. Ideally situated near Resorts World Catskills, The Kartrite Indoor Waterpark, Holiday Mountain Ski Resort, Walmart, Home Depot, Walmart and other local attractions, this move-in-ready home offers the perfect blend of comfort, convenience, and recreational opportunities. Don't miss this fantastic opportunity!

51 Peter Way, Kiamesha Lake
$1,250,000
4 Beds ⋅ 4 Baths ⋅ 1034443 MLS
PRICE DROP! A magnificent legacy home in the Catskills’ most exclusive gated preserve. Discretely tucked beneath a canopy of mature oaks on five enchanting acres, Whispering Oak Landing is a custom, owner-built retreat within The Chapin Estate - a prestigious 2,500-acre gated wilderness preserve in the Western Catskills, surrounded by 14,000 acres of protected conservation land. Upon arrival, the rhythm of nature sets the pace: birdsong at first light, afternoons spent hiking or horseback riding along the preserve’s trails, and evenings that end with an indoor or outdoor fire crackling in your private sanctuary. Intentionally oriented to follow the suns path, morning light rises over the vaulted timber living room, while evening light settles beyond the foyer, where a crystal chandelier captures the last rays and scatters them in soft rainbows throughout the house. Inside, a soaring vaulted foyer opens onto expansive, sunlit gathering spaces. Just off the entrance, a convenient powder room sits opposite a bright, oversized laundry room complete with utility sink, exterior access, and direct entry to the two-car garage. The main level centers on a warm, vaulted living room anchored by a stone wood-burning fireplace, a professionally appointed kitchen with double sinks, and a seamless indoor-outdoor dining areas that include a propane grill. The vaulted, east-facing primary suite occupies this primary level for effortless single-floor living. An oversized picture window frames tranquil wooded lake views, while the en-suite bath offers a private sanctuary of indulgence: a windowed soaking tub, dual vanities, walk-in shower, and refined finishes. A stately walk-in closet, discreetly reached via a private hallway, completes the suite with both elegance and practicality. Upstairs, two well-proportioned bedrooms sit at opposite ends of the home, linked by an open corridor with railings that overlook the living spaces below. A naturally lit shared bathroom serves both. One bedroom opens onto a charming Juliet balcony; the other includes a spacious, unfinished dormer room above the garage, ready for future expansion. The lower level provides a cozy, versatile space for relaxation, featuring a fourth full bedroom and an additional flexible room ideal as a fitness studio, reading lounge, or fifth bedroom. Designed for comfort and entertaining, this level also includes a full wet bar, cedar sauna, full bath, and an expansive secondary living room that opens directly onto a graceful flagstone terrace, perfect for indoor-outdoor living. Architectural details throughout include soaring ceilings with exposed pine beams, wide-plank hardwood floors, granite countertops, and central air conditioning, all thoughtfully integrated for true year-round enjoyment. Life at The Chapin Estate unfolds across 2,000 acres of freshwater reservoirs and trout streams, with membership options that include a private Lake Club, tennis and pickleball courts, and a network of trails that winding through the preserve in every season. The property borders the 900 acre Toronto Reservoir, offering panoramic water views from the home itself. Minutes away you'll find the Eldred Preserve and its Homestead Restaurant for farm-to-table dining (with a large spa expansion coming soon), the Bethel Woods Center for the Arts, and the Monticello Motor Club. While homes within The Chapin Estate rarely change hands, and many are still held by their original owners, this is a unique opportunity to acquire a legacy property on the coveted Peninsula at a compelling price. Just two hours from Manhattan by car and fifteen minutes from the newly renovated Sullivan County International Airport, Whispering Oak Landing offers a rare seclusion that never feels remote.

51 Homestead Trail, White Lake
$299,000
4 Beds ⋅ 1 Baths ⋅ 1043392 MLS
Renovated Smallwood home features 4 bedrooms and 1 full bath is year-round and move-in ready. On the first level is a sun porch, living room, 2 bedrooms w/closets, 1 full bath, and the kitchen with mud room out to the backyard. On the second level is 2 bedrooms w/closets and extra closet space in hallway for a possible 1/2 bath or make the second level a huge primary suite. New eat-in kitchen with stainless steel appliances and butcher block countertops, new bathroom with tiled shower, new luxury vinyl plank flooring in common spaces and new carpet in the 4 bedrooms and stairs to second level. New oil furnace, oil tank, chimney cap, PEX plumbing, outdoor electric connection, electrical outlets and light fixtures, ceiling fans, insulation, sheetrock, interior paint, doors, hot water heater, well pump, pressure tank w/filtration, gutters with guards and central linked smoke detector system. Spacious 0.46 acre yard for fire pit, garden, games and entertaining. Walk to pool club, Friends Pub and Mountain Lake. No HOA but you have the option to join the Civic Association for lake membership that includes the Smallwood Civic Park, clubhouse and plenty of scheduled events. Sandy beach for swimming, non-motor boating and fishing. Play pickleball, tennis, basketball, soccer, baseball and enjoy the new children's playground. Become a member of The Club at Smallwood for heated pool, club house and daily/nightly activities. Take the pup to the dog park and visit the Reserve at Smallwood for use of outdoor exercise equipment and hiking trails. Relax by the waterfall and breathe in the fresh country air. If you want more to do visit nearby Bethel Woods for concerts and festivals, waterfront dining, antique shops, breweries and farmers markets. Have a night out at nearby Catskill Resort World Casino or spend the day at The Kartrite Resort and Indoor Watrpark. There is plenty to explore here in Sullivan County with an abundance of mountains, lakes and rivers. Call to take the tour!

240 Sgt Andrew Brucher Road, Smallwood
$99,900
1043615 MLS
Experience the quiet elegance of country living in the private, gated lake community of Black Lake Estates. The community’s main attraction is Black Lake, the pristine 250-acre non-motorboat lake. This gorgeous lake offers exceptional fishing, kayaking, canoeing, and peaceful boating reserved exclusively for property owners. Tucked away at the end of a quiet dead-end road, this beautiful homesite overlooks a tranquil natural pond, creating a private woodland retreat. Surrounded by towering trees, lush ferns, blooming mountain laurel, and moss-covered boulders, the landscape is rich with natural beauty. Deer, wild turkey, rabbits, and a variety of waterfowl are frequent visitors, making this a truly enchanting setting for your future home. Ideally located just 90 miles from New York City, you're also minutes from hiking trails, excellent restaurants, Bethel Woods Center for the Arts, Resorts World Catskills Casino, the exclusive Monticello Motor Club, and everything the Sullivan Catskills has to offer. Whether you're envisioning a weekend escape or a full-time residence, this is a rare opportunity to own a piece of one of the area's most desirable private lake communities.

Lot 23 Deer Meadow Road, Bethel
$260,000
2 Beds ⋅ 2 Baths ⋅ 1042517 MLS
5 Roosa Ave offers a beautifully maintained 2 bedroom home with spacious grounds in sought-after neighborhood. Includes bright living area, convenient dinette, a finished basement with two full baths and extra space that works for whatever you need. Everything well kept and in excellent condition, ready for its next owner. Currently tenant occupied with a lease till March 2027 and $2100 monthly income . Book your tour today! Make this yours!

5 Roosa Avenue, Monticello
$600,000
1039659 MLS
Prime commercial opportunity in Rock Hill, NY featuring two separate buildings on one property. One building is currently operating as a restaurant and is leased to an established tenant, providing an immediate income-producing opportunity for an investor. A second building offers additional space and flexibility for a variety of commercial uses, subject to zoning and approvals. Conveniently located in the heart of Rock Hill with excellent visibility and accessibility. Whether you’re looking for an investment property, an owner-user opportunity, or additional commercial space, this property offers versatility and potential in a desirable Sullivan County location. Property being sold with existing restaurant lease.

249 Rock Hill Drive, Rock Hill
$750,000
1043384 MLS
Location - Location - Location - Exceptional visibility, Ample parking and Strong road frontage - Large Warehouse in Prime Location with offices. Suitable for many types of businesses, retail, offices, Fitness center etc. Located in Mongaup Valley on Corner of State Route 17B and Creamery Road in The Town of Bethel. Close proximity to Exit 104 on NYS Route 17B. Near Bether Woods, Casino, Holiday Mountain Ski Hill, Kauneonga Lake and Swinging Bridge Lake. Business opportunities are endless. Investor seeking high profile asset or a developer with vision. This property delivers location, infrastructure and zoning flexibility to make it happen. Heating is propane (Modine Heaters) There is an additional apartment with AC and AC in offices.

980 State Route 17B, Mongaup Valley
$399,900
3 Beds ⋅ 2 Baths ⋅ 1040920 MLS
Welcome to this his beautifully maintained high ranch which offers generous space, modern updates, and a layout perfect for everyday living and entertaining. The upper level features a formal living room and formal dining room—ideal for hosting or quite evenings at home. The heart of the home is the is the remodeled kitchen, showcasing gleaming granite countertops, stainless-steel appliances, and stylish cabinetry that brings both function and elegance to the space. Downstairs the lower level expands your living options with a comfortable family room, a convenient laundry room, comfortable family room, a convenient laundry room, bath, and direct access to a two-car garage. It’s the perfect setup for multi-generational living, recreation, or flexible work-from-home space. Outside, the property is rounded off with a lovely yard and an above-ground pool, creating a perfect space for gatherings, relaxation, and outdoor enjoyment.

56 Riina Road, Wurtsboro
$239,900
2 Beds ⋅ 2 Baths ⋅ 1041104 MLS
Light the fire on the first cold night and you will not want to leave the living room. It runs up to a pine cathedral ceiling, and the firelight goes right up the walls with it. There is a blower on the insert, so the heat gets pushed out into the rest of the house. Keep a fire going through the winter and your oil bill drops. When it warms up you will live outside. Just over half an acre running along the side of the house and around the back, fenced the whole way and level the whole way, with room for whatever you want to put in it. The dog can be out all afternoon and you never have to think about it. Put the garden where the sun is best. This is where the birthdays happen, and the cookouts, and the Fourth of July that runs until dark. In October the tree line turns and the whole yard goes gold. After the first real snow there is a snowman out there by noon. Come March you will be watching for the first green to come up. The dining room has glass doors straight out to the yard, and from June on they are open more than they are shut. The kitchen is open and bright with windows on two sides, and there is a walk-in pantry, so nothing has to live on the counter. Off the living room there is an alcove of its own, and it makes a real office. It is quiet, it is out of the way, and nobody has any reason to walk through it. When the day is done, the work stays in there. Everything is on one floor. Two bedrooms, two full baths. Anyone who stays the weekend gets their own room and their own bathroom. Enjoy peace of mind with a whole-house generator that provides uninterrupted essentials during a power outage, including lights, heat, water and more - keeping you comfortable and connected when you need it most. Manhattan is 85 miles away, straight down Route 17. If you would rather take the train, Middletown is 25 minutes east and the Port Jervis line runs from there. Wurtsboro is a two block village, and that turns out to be plenty. Sullivan Street has shops worth stopping in, Canal Towne Emporium among them, and dinner is Pasta D'oro or the Red Dot, both good enough that you will stop cooking on Fridays. The Bashakill is a few minutes away, thousands of acres of water and trails, and people are out there in kayaks before the sun is up. On a clear afternoon the gliders go up from the airport and circle over the whole valley without making a sound. From June to late September there is a farmers market in Veterans Park on 3rd Street every Thursday evening. A band starts at 6 and people stay on the grass until it gets dark. Once a year Founders Day takes over Sullivan Street. None of what you will like about this house is an accident. The woodwork around the windows. The shelves built into the wall. The skylights. Someone chose all of it, and lived here long enough to know they got it right.

49 Maple Trail, Wurtsboro
$750,000
3 Beds ⋅ 1 Baths ⋅ 1036851 MLS
Outstanding commercial opportunity in the highly desirable Rock Hill area! Perfectly positioned directly off the NYS Route 17/I-86 exit ramp, this exceptional 4-acre property offers outstanding visibility and accessibility for a wide range of commercial or residential ventures. Zoned HC-1 Highway Commercial, the property provides numerous possible uses in one of Sullivan County's fastest-growing corridors. Boasting more than 800 feet of frontage on both Katrina Falls Road and Holiday Mountain Trail, this prominent corner location is surrounded by established businesses, thriving residential neighborhoods, and major area attractions. The mostly level parcel is open with scattered woods, creating an ideal setting for redevelopment. Several existing residences are located on the property and are being offered strictly as-is, with no representations made regarding their condition or habitability, making this an outstanding redevelopment opportunity. Just minutes from Resorts World Catskills, Holiday Mountain Ski Park, shopping, dining, area lakes, hiking trails, and only 20 minutes to Orange County, this is a rare chance to secure a highly visible commercial site in the heart of the Sullivan Catskills.

52/60 Katrina Falls Road, Rock Hill
$750,000
1042868 MLS
Outstanding commercial opportunity in the highly desirable Rock Hill area! Perfectly positioned directly off the NYS Route 17/I-86 exit ramp, this exceptional 4-acre property offers outstanding visibility and accessibility for a wide range of commercial or residential ventures. Zoned HC-1 Highway Commercial, the property provides numerous possible uses in one of Sullivan County's fastest-growing corridors. Boasting more than 800 feet of frontage on both Katrina Falls Road and Holiday Mountain Trail, this prominent corner location is surrounded by established businesses, thriving residential neighborhoods, and major area attractions. The mostly level parcel is open with scattered woods, creating an ideal setting for redevelopment. Several existing residences are located on the property and are being offered strictly as-is, with no representations made regarding their condition or habitability, making this an outstanding redevelopment opportunity. Just minutes from Resorts World Catskills, Holiday Mountain Ski Park, shopping, dining, area lakes, hiking trails, and only 20 minutes to Orange County, this is a rare chance to secure a highly visible commercial site in the heart of the Sullivan Catskills.

TBD Holiday Mountain Trail, Rock Hill
$69,000
1041987 MLS
Prime build-ready opportunity in up and coming Wurtsboro. Skip the months of architectural drafting, zoning delays and utility connections. The shovel ready, approximately 0.25-acre residential parcel of land is fully equipped and primed for immediate construction. Comes with complete, approved custom plans for a single family home. Electric is connected and ready at the site. Some minor clear out and road paving will lend itself to the perfect build out. Situated in a peaceful setting, minutes from major commuter routes, antique shopping and the beauty of Sullivan county.

36 Spruce Street W, Wurtsboro
$339,000
2 Beds ⋅ 1 Baths ⋅ 1041986 MLS
Welcome to your turnkey, modern retreat designed for effortless living. This beautifully reimagined 2-bedroom, 1-bathroom concept bungalow seamlessly combines contemporary design with total peace of mind. High ceilings and clean lines create a bright, airy environment designed to maximize every square foot. The centerpiece of the home features an expansive kitchen island, custom cabinetry and premium finishes. Designer lighting, durable modern flooring and high end electrical upgrades throughout provide both luxury and efficiency. A tranquil bedroom with a sleek, spa inspired full bath boasts heated floors and contemporary design choices. Move in with complete confidence thanks to a new septic system and private well. All permits fully approved and on file. A clean, squared off parcel is designed for easy care, allowing you to spend more time on relaxing and less time on upkeep.

22 Downy Trail, Wurtsboro
$675,000
4 Beds ⋅ 3 Baths ⋅ 1041978 MLS
Welcome to your private modern sanctuary. Rebuilt from the studs with meticulous attention to detail, this recently constructed 4-bedroom, 3-bathroom home delivers sophisticated luxury and complete privacy. Step into a sun drenched open-concept layout defined by sleek lines, designer finishes and high energy-efficient recessed lighting throughout. Every square foot reflects modern elegance, seamlessly blending comfort with high end architecture. The heart of the home is a chef inspired kitchen featuring premium top of the line appliances, custom cabinetry, and expansive countertops that flow effortlessly into the dining and living areas. All three spa caliber bathrooms are thoughtfully appointed with contemporary fixtures and luxury heated floors for year-round comfort. The spacious primary suite serves as a true retreat, featuring an open layout, large closet space and an en suite bath designed for pure relaxation. Set in a serene natural setting with no plans to build nearby, this property provides rare tranquility without compromising on high-end luxury. The home comes equipped with a Lutron lighting system, a whole-house sound system and exterior speaker, NEST HVAC controls and exterior security cameras. Lutron shades are installed in the bathrooms and all other windows are prewired for future shade installation. The lighting, HVAC and other connected systems can be controlled remotely through the phone app. The kitchen also has heated floors. Enjoy the rare advantage of a fully updated property with a brand new private well, a newly installed septic system, and fully permitted, approved documentation of file for all improvements. And don't forget to embrace lakeside living with hassle-free access to Yankee Lake, backed by a nominal annual community fee. Please no drive-by's. Showings are appointment only.

120 Old Westbrookville Road, Wurtsboro
$399,900
2 Beds ⋅ 2 Baths ⋅ 1042561 MLS
History, character, and simplicity come together here. Welcome to 370 Starlight Rd. Set on two well-maintained acres, this former schoolhouse offers charm you can feel the moment you walk in. The setting is quiet and peaceful, yet close to everything the area has to offer. Inside, the home has been thoughtfully updated. A new kitchen with stainless steel appliances and a renovated bathroom bring modern comfort into a space filled with original character. Hardwood floors and detailed woodwork remind you of the home’s history, while an electric fireplace adds warmth to the main living area. Electrical upgrades and a new heating system provide peace of mind, and the roof is only 8 years old. Outside, the lifestyle opens up. Large decks give you space to gather, relax, and entertain. A circular blacktop driveway makes access simple, and the open yard gives you room to enjoy the property your way. The size and layout of the property also open the door to future potential. With proper approvals, there may be an opportunity to explore subdivision or the addition of a second home, making this not just a place to live, but a property you can grow into over time. Directly across the street, you have access to Swinging Bridge Reservoir, a motorboat lake with a marina, adding another layer to the lifestyle this home offers. Location matters here. You are within 4 miles of The Arnold House, a well-known local spot for dining. For outdoor time, the Walnut Mountain Park offers walking trails, open space, and scenic views. You are also close to Bethel Woods, Resorts World Catskills, The Kartrite Water Park, and Holiday Mountain. This is a home with a story, updated for today, and set in a location that gives you both access and quiet. Come see it and feel the character for yourself.

370 Starlight Road, Monticello
$599,900
2 Beds ⋅ 2 Baths ⋅ 1036235 MLS
This waterfront property offers the rare opportunity to enjoy direct access to beautiful White Lake. Set along a quiet lake lane, the lawn runs directly to a stone-edged shoreline with your own beach and a gazebo perched at the water’s edge overlooking the private dock. Start the morning with a swim before the lake comes alive, then spend summer evenings on the covered porch stretching across the lake side of the home, where cool breezes and water views create an effortless place to unwind. Inside, the comfortable single-level layout features three bedrooms, one full bath and one half bath, hardwood floors, a separate dining room, and a kitchen with a convenient fold-down table which would be perfect for casual breakfasts before heading down to the water. The home is equipped with oil-fired hot-water baseboard heat on two zones, plus ductless mini-splits for heating and cooling. Tucked off the main road on a peaceful lake lane, the home offers privacy while keeping the lake at the center of everyday life. The interiors retain their original character and provide a blank canvas for a new owner to bring their own style and finishes. 2025 property taxes are $6,366, and the property carries a Flood Zone X designation. The house can evolve with you over time. What cannot be added later is the setting: direct White Lake frontage, a beach, a gazebo at the water’s edge, and a private dock. These are the irreplaceable elements that make this property truly special.

1023 Lake Shore Drive, White Lake
$399,900
2 Beds ⋅ 2 Baths ⋅ 1042532 MLS
The lake sets the tone here from the moment you arrive. Tucked along the edge of Forestburgh Pond in scenic Sullivan County, this inviting 2 bedroom, 2 bathroom cottage blends rustic character with everyday comfort in a setting that feels made for slowing down. Whether you are looking for a full time home, a weekend escape, or a potential short term rental opportunity, this property offers a rare chance to enjoy waterfront living in a peaceful, wooded setting. Set directly on the pond, the home offers private water access, wide pond views, and the kind of quiet that makes you want to stay a little longer. Spend your days kayaking, canoeing, fishing, or simply relaxing by the water’s edge. Inside, the open living space is filled with natural light and warm cottage charm, with vaulted ceilings, a stone fireplace, and large picture windows that keep the water in view. The kitchen brings together charm and function with butcher block countertops, open shelving, stainless steel appliances, and a cozy dining nook that feels just right for morning coffee. The primary bedroom features an en suite bath with modern fixtures and a walk in shower, while the second bedroom sits comfortably near the second full bath, making it easy for guests. Hardwood floors, in unit washer and dryer, and ample storage add to the home’s comfort and practicality. Outside, the spacious wraparound deck is made for dining outdoors, stargazing, or simply taking in the stillness of the surroundings. A gently sloping lawn leads to your own private pondside space, and the fire pit area with Adirondack chairs creates the perfect place to end the day. You are also close to some of the area’s favorite destinations, including the Forestburgh Tavern and nearby walking trails, along with the Forestburgh Playhouse, Bethel Woods, and local shops. Just 1.5 hours from NYC, this is the kind of place that works as a primary residence, a weekend retreat, or an income producing getaway, all centered around the simple, timeless pull of the lake.

10 Stag Forest Road, Forestburgh
$549,000
5 Beds ⋅ 4 Baths ⋅ 1040521 MLS
Experience modern living in this stunning new construction single-family home located in Monticello, NY. Spanning approximately 3,200 square feet, this spacious residence features 5 well-appointed bedrooms and 3.5 contemporary bathrooms—perfect for comfortable living and entertaining. Enjoy thoughtfully designed open-concept living spaces, high-end finishes, and abundant natural light throughout. With ample room for relaxation and gatherings, this home offers the perfect blend of style, functionality, and comfort in a desirable Monticello neighborhood.

111 Forestburgh, Monticello
$1,100,000
13 Beds ⋅ 6 Baths ⋅ 1041898 MLS
This is a unique property consisting of 2 homes and a vacant lot each on their own SBL. The main home is 2,968 sq ft of living space on a slab with 9 that's right 9 bedrooms and 4 bathrooms on 2.89ac. The second home is approximately 1,190 sq ft consisting of 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. The main house and the multi-family share a single well and have their own septics. Main house has new electric, new well pump, 4-5 yr furnace, roof 2026,new 2,000 gal septic, new plumbing, hardwired smoke detectors, newer windows and siding. Inside find 4 renovated bathrooms, new flooring on the lower level. Seller will finish the upstairs before closing with a reasonable offer. Listing is for all three lots due to a shared well and owner is not interested in selling separately. All reasonable offers will be considered.

2790-2794 Cty Rte 55, Bethel
$1,299,900
4 Beds ⋅ 2 Baths ⋅ 1041178 MLS
Black Lake Cedar contemporary offers a rare combination of pristine waterfront, complete privacy, and direct access to hundreds of acres of protected New York State land. This meticulously maintained 4-bedroom, 2-bath lakefront home enjoys breathtaking panoramic views and an unmatched natural setting that will remain forever preserved. The warm, inviting interior features rich cedar accents throughout, creating the perfect Adirondack-inspired retreat. A spacious open great room is framed by dramatic floor-to-ceiling windows that fill the home with natural light while showcasing the spectacular lake views. Step outside to the expansive, private deck or relax in the screened porch, where you can enjoy the sights and sounds of nature in every season. The full walk-out basement offers exceptional custom storage, built-in workbenches, and an oversized one-car garage. A paved driveway leads directly to the waterfront, complete with electric lighting for easy evening access. At the shoreline, you'll find a cantilever dock and electricity at the water's edge - perfect for charging your electric watercraft and enjoying effortless days on the lake. Bordering Lake Superior State Park, the property benefits from permanently protected land, ensuring unobstructed views and exceptional privacy for generations to come. Spend your days hiking, picking wild blueberries, swimming, boating, or fishing on one of the area's most beautiful lakes. Lovingly enjoyed by the same owners for 46 years and impeccably maintained since the home was built 30 years ago, this exceptional property is truly move-in ready. Whether you're seeking a year-round residence or a cherished lakeside getaway, this is a place where memories will be made for years to come. Near to Bethel Woods for world-class entertainment, fantastic restaurants, farmers’ markets, motorboat lakes and all the wonderful things the Sullivan County Catskills has to offer!

74 Oxford Drive, White Lake
$435,000
3 Beds ⋅ 3 Baths ⋅ 1040127 MLS
Located in the desirable Greentree Community, this spacious three-bedroom, three-bath home offers an easygoing Catskills lifestyle with plenty of room to gather, relax, and enjoy the surrounding natural beauty. The main living area is filled with light, and features a dramatic vaulted ceiling, skylights, and a wood-burning fireplace that gives the space a warm, inviting focal point. Anderson sliding glass doors open directly to a generous deck overlooking the wooded surroundings, creating a seamless connection between indoor and outdoor living. The flexible layout includes three bedrooms and three full baths, with one of the bedrooms configured as an open loft space that works beautifully as a guest area, home office, den, or additional sleeping quarters. An open kitchen and dining area flow into the main living space, while parking directly in front of the home makes everyday living especially convenient. Greentree is a private lakeside community known for its well-maintained grounds and extensive amenities, including a clubhouse, heated swimming pool, tennis and basketball courts, playground, and a variety of community activities. The homeowners’ association also handles exterior maintenance, roof care, snow removal, trash service, and upkeep of the common areas. Ideal as either a full-time residence or a Catskills getaway, this home combines generous living space, outdoor access, community amenities, and a low-maintenance lifestyle in one of Sullivan County’s most established communities.

3 Water Lilly Lane, Monticello
$209,000
2 Beds ⋅ 2 Baths ⋅ 1041022 MLS
Opportunity awaits at 3 Kenny Lane! This two-bedroom, 1½-bath home offers three levels of usable space, an attached one-car garage, outdoor living space, and plenty of potential for a buyer ready to add their own style. The main level features a comfortable living area with a sliding glass door providing access to the deck, bringing in natural light and creating an easy connection to the outdoors. The functional kitchen offers ample cabinetry and workspace and is ready for cosmetic updates to suit the next owner's taste. A convenient half bath completes the main level. Upstairs are two bedrooms and a full bath, while the fully finished walk-out lower level provides valuable additional flexible space. A full-size sliding glass door brings natural light into the lower level and provides direct access to the outdoors—ideal for a family room, home office, recreation area, fitness space, or guest area. Outside, mature trees and established landscaping create a welcoming setting, while the paved driveway and attached one-car garage add everyday convenience. The home offers a great opportunity for a buyer who sees the possibilities. Update it at your own pace, personalize the finishes, and make it your own. With three levels of space, a finished walk-out lower level, garage, deck, and convenient Kiamesha Lake location, 3 Kenny Lane has the ingredients to become something special!

3 Kenny Lane, Kiamesha Lake
$464,000
4 Beds ⋅ 2 Baths ⋅ 1040884 MLS
Nestled in a peaceful neighborhood, this charming fully furnished home offers an incredible opportunity for both personal enjoyment and investment. Conveniently located just minutes from Route 17, the property provides easy access to major transportation routes and is approximately 1.5 hours from NYC. Thoughtfully remodeled nine years ago with custom touches throughout, this home has been successfully operated as a short-term rental, making it an attractive turnkey investment for those looking to continue its rental potential. The home is being offered fully furnished, allowing a new owner to seamlessly continue hosting guests from day one. The home features four spacious bedrooms, including a private primary suite located on the second floor with generous closet space and its own full bathroom. The inviting living room features a propane fireplace, creating a warm and cozy gathering space. An open and effortless flow connects the dining area, living room, and kitchen, making entertaining easy and enjoyable. Step outside to the expansive deck, complete with a built-in bar—perfect for entertaining and enjoying the outdoors. The backyard offers an above-ground pool and a fire pit, creating an ideal setting for relaxing, hosting guests, and making the most of every season. The unfinished basement provides abundant storage space and offers the potential to create a workshop, recreation area, or additional finished living space. Ideally situated just minutes from Bethel Woods Center for the Arts, Resorts World Catskills, the Kartrite Resort & Indoor Waterpark, and countless restaurants, shops, outdoor activities, and attractions, this property offers the perfect combination of comfort, convenience, and proven short-term rental potential. Fully furnished. Successful short-term rental history. Turnkey and ready to enjoy or continue as an income-producing property!

158 Harris Road, Harris
$425,000
3 Beds ⋅ 3 Baths ⋅ 1033270 MLS
By the second summer you'll stop noticing that you're doing it, the walk down to Melody Lake after dinner with the light going gold across the water. It becomes ordinary the way the best things eventually do. The lake runs 18 acres, set back in the woods and quiet enough that it never fills with strangers, and the stream that runs out of it comes down past the back of this lot, so on the nights you leave the windows open you fall asleep to moving water. The road ends a few houses past this one, so the engines you hear belong to people who are already home. The lake keeps the calendar. April announces itself with peepers loud enough to hear through a closed window, and you'll open it anyway just to let them in. Through July the water stays warm and unbothered. September lights the ridge and the lake holds every bit of that color upside down for a month. Then the snow comes and everything goes so still that the quiet stops feeling like an absence and turns into the thing you spend all week looking forward to. The house that sits behind that life hasn't been built yet, which is the part worth slowing down for. Somewhere in the next several months you're going to walk through a finished front door and recognize everything on the other side of it, because the floors and the cabinets and the color that door ended up being were all yours to choose. Nobody else's taste to work around. Nothing to inherit and quietly resent for the next 20 years. What's already decided is the plan, and it's a smart one. The living space runs the full width of the house under 9-foot ceilings and carries straight through to the kitchen and the dining area with nothing standing in between, so whoever is cooking stays in the conversation happening across the counter. A breakfast nook takes the weeknight version of dinner. A walk-in pantry keeps the counters clear and the kitchen looking the way you pictured it. All three bedrooms sit upstairs, the main one with its own bath and closet space that holds a full season at a time, and the laundry is up there too, on the same floor as the beds, which you'll be grateful for roughly once a week for as long as you live there. Across the front runs a covered porch, and it will end up being the room you use most and never counted. Rain sounds better underneath it, layered over the stream running behind the house. October stretches an extra three weeks from a chair on it, and by the following June you'll be eating out there more nights than inside. The county gives you plenty whenever you want it. Rock Hill is 10 minutes out for dinner at Kevin's or a beer at Brew, Holiday Mountain is close enough for a winter afternoon on the hill and home before dark, Bethel Woods puts a lawn concert 25 minutes from the driveway with no planning required, and Resorts World and the Kartrite waterpark sit just up the road for the nights you want volume instead of stillness. Manhattan is under 2 hours when you need it and a long way off when you don't. Everything underneath is new. Town water, town sewer, central air, and a full basement sitting patient until you decide what it becomes. Nothing on a countdown, nothing to brace for. You'll be the first one to live here, and every good thing this house ever holds will start with you.

14 Willow Lane, Monticello
$419,900
3 Beds ⋅ 2 Baths ⋅ 1033266 MLS
It is the last week of August and the door has been open since June. The stream is going behind the house the way it has all summer. Everything you own sits within 30 feet of where you are standing, and not one piece of it is asking anything from you tonight. That is what a house this size actually gives you. It takes almost nothing to run and it never turns into the project that eats your years, so your evenings stay yours and so do your Saturdays. Melody Lake is a few minutes down the road, 18 acres of water the woods keep quiet, and the stream that leaves it runs along the back edge of this lot close enough to hear through a screen in April. The road ends just past here, which means the only traffic is the handful of people who live on it. Everything inside happens on one level, and once you have lived that way it is difficult to argue for anything else. The kitchen opens straight into the living and dining space with nothing walled off between them, so wherever you are in the house you are still in the room. 9-foot ceilings run through all of it, which is why 1,200 square feet feels open rather than careful. The pantry keeps the counters clear. The laundry sits on the main floor a few steps from the rooms that fill it. The bedrooms are split, the main one set off on its own side with a full bath, the other two together with the second full bath between them and everything else. That separation is worth more than the square footage suggests. It means quiet on one side of the house while the other side is awake. The covered porch across the front adds 150 square feet you will never pay to heat and will use from the first warm stretch in April until the end of October. It looks out at a quiet lane and a lot of trees, and you will end up out there most nights without ever deciding to. None of it has been built yet, so the floors and the cabinets and the color of the front door are still open questions with your name on them. You get to walk into a finished house and find your own taste already living in it. The county is there whenever you want it. The O and W Rail Trail runs 4.4 miles along the Neversink for a morning that costs nothing. Holiday Mountain puts an afternoon on the hill 12 minutes from the driveway. Bethel Woods is 25 minutes when something worth seeing is on the lawn, and Resorts World and the Kartrite waterpark sit right up the road on the nights you want a crowd instead of crickets. Monticello covers the ordinary errands in under 10 minutes, and Manhattan is under 2 hours when it has to be. Underneath is a full unfinished basement matching the footprint above it, so the extra room you will want in five years is already bought and simply waiting. Town water, town sewer, central air, forced air heat, every system in it new. You will not spend your years here working on this house. You will spend them living in it, which is exactly what it was drawn to let you do.

8 Willow Lane, Monticello
$2,000,000
1 Baths ⋅ 1038449 MLS
LIVE • WORK • INVEST — THREE PROPERTIES ON NEARLY 7 ACRES A truly unique opportunity in Rock Hill! Three neighboring properties situated on nearly 7 combined acres are being offered together as one complete package, creating an exceptional opportunity for an owner-operator, investor, or buyer seeking residential, commercial, and income-producing potential all in one location. Located along a dead-end road with limited through traffic, this rare offering provides an appealing blend of space, privacy, and versatility. 25 Sheeley Lane — LIVE The residential centerpiece is a spacious 2,128-square-foot, 4-bedroom, 2-bath ranch-style home featuring a welcoming covered front porch, open lawn, and mature trees. Its generous layout and single-level design make it ideal as a primary residence or long-term investment property. Oil heat and fully finished basement. 27 Sheeley Lane — WORK Currently configured as a beauty salon, this commercial property offers a flexible seven-room layout, which includes the large main salon area, three additional rooms, kitchenette, and half bath. A new furnace adds value and peace of mind, while the expansive paved parking area provides ample convenience for clients and customers. Property has an attic and it heated with clean Propane heat. The interior layout offers versatility for a variety of business or professional uses, subject to applicable zoning and municipal approvals. 35 Sheeley Lane — INVEST Nestled in a wooded setting is a tenant-occupied 2-bedroom, 1-bath cottage-style home featuring a living room, kitchen, and enclosed entry/bonus area, along with a detached storage shed. The property is in need of updating and cosmetic improvements, presenting a strong value-add opportunity with long-term upside potential. Home has a crawl basement. Together, these three properties create something rarely found in a single offering: a substantial residence, an established commercial space, an income-producing cottage, and nearly seven combined acres of land—all in one package. Live here. Work here. Invest here. Or explore the many possibilities that come with owning all three neighboring parcels. IMPORTANT The three properties are being sold together only. Seller will not consider individual property sales. Sale includes Tax Map Parcels 32.-1-26.12 is 1.65 Acres and includes 25 & 27 Sheeley Lane, and 32.-1-26.13 is 4.93 acres and it is 35 Sheeley Lane. Buyers and buyers’ agents should independently verify acreage, zoning, permitted uses, parcel information, and any contemplated future uses or development with the appropriate municipal authorities.

27 Sheeley Lane, Rock Hill
$425,000
3 Beds ⋅ 2 Baths ⋅ 1039491 MLS
Your lake getaway awaits—less than two hours from New York City! Welcome to this charming 3-bedroom ranch in the sought-after Lake Louise Marie community, where comfortable one level living meets beautiful natural surroundings and an active recreational lifestyle. One of the home's most impressive features is the unobstructed lake view, offering a beautiful backdrop from the property and a peaceful atmosphere that makes every day feel like a getaway. Inside, the home offers a warm and inviting layout with beautiful wood flooring, abundant natural light, large windows, and sliding glass doors overlooking the backyard. Central air conditioning keeps the home comfortable during the warmer months. Step outside into your own private outdoor retreat. The beautiful patio features a charming waterfall, creating a peaceful and inviting setting for morning coffee, outdoor dining, entertaining guests, or simply relaxing at the end of the day. Mature trees and established landscaping add privacy and character, while the waterfront setting provides endless opportunities to enjoy the outdoors. Lake Louise Marie is a wonderful destination for recreational lake living, and electric-powered boats are permitted, making it possible to enjoy boating and time on the water while preserving the peaceful character of the lake. Community Amenities Just ¼ Mile Away The community clubhouse and recreation facilities are approximately ¼ mile from the home, offering: Swimming pool, Tennis courts, Basketball court, Playground and Clubhouse. Whether you're looking for an active environment or a relaxing weekend escape, there's plenty to enjoy close to home. Come experience the tranquility of the lake, the beauty of the waterfall patio, and the convenience of nearby community amenities. Whether you're looking for a full-time residence, weekend retreat, or summer escape, this Lake Louise Marie ranch offers a wonderful opportunity to enjoy the best of lakeside living.

210 Lake Shore Drive E, Rock Hill
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