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$550,000
1048196 MLS
Exceptional opportunity to own approximately 48.06 acres of vacant land in the Town of Thompson, Sullivan County. Offering substantial acreage and road frontage along Gregory Road, this property presents an exciting opportunity for a private estate, recreational retreat, investment, or potential future development. The parcel is identified as Tax ID 56.-1-10.5 and is currently classified as rural vacant land. An existing survey depicts the property as Lot 2 containing approximately 48.06 acres, providing valuable information regarding the property’s boundaries and configuration. Located in the Monticello area with convenient access to the surrounding Catskills, shopping, dining, recreation and major roadways. The property’s size and setting provide the privacy and flexibility that are increasingly difficult to find. Buyers and buyers’ agents should perform their own due diligence regarding zoning, subdivision potential, permitted uses, utilities, wetlands, septic, well, access and all required municipal approvals.

Gregory Road, Monticello
$180,000
1050222 MLS
Large Corner Property for privacy in a quiet peaceful area, zoned Low Density Residential, currently vacant, raw land with Stream. Mostly wooded with some clearing areas. Build your forever dream home or your amazing weekend getaway here in the beautiful and highly desirable Catskill Mountains in Sullivan County. Hunting, ATV, snowmobiling. Minutes to Liberty, Livingston Manor, Roscoe for fly fishing, Callicoon, Jeffersonville and Narrowsburg and the beautiful Delaware River for rafting, canoeing and tubing. Enjoy the conveniences of breweries, restaurants and shops.

Old Loomis Road, Liberty
$130,000
1050203 MLS
Distinctly positioned just below the spring-fed source of Black Lake, this iconic woodland homesite stretches along roughly six hundred feet of crystal-clear water. A true four-season stream-side sanctuary, Black Lake Creek is a coveted brook-trout habitat. The property features heritage stone formations, towering oaks, and private woodland seclusion. Set at the headwaters of the Toronto Reservoir and tucked behind the gates of The Chapin Estate, this fully buildable lot is ready for immediate construction. The Chapin Estate encompasses over 2,500 acres of preserved wilderness surrounding approximately 1,750 acres of freshwater lakes. This gated, year-round residential community is renowned for luxury second homes and its close proximity to New York City. Membership to the private, residents-only Lake Club is optional for this homesite. Within the gates, The Chatwal Lodge is located just one mile away, offering dining now and spa services forthcoming. Owners may also obtain a boat slip at the Lake Club, granting access to both Toronto Reservoir and Swinging Bridge Reservoir. Photos and lot lines are provided for marketing purposes only. Buyer to verify all information prior to sale.

Lot 3 Chapin Trail, White Lake
$299,000
4 Beds ⋅ 2 Baths ⋅ 1049419 MLS
Nestled along the banks of the famed Willowemoc Creek in the heart of Roscoe, New York—widely known as “Trout Town USA”—this charming American Foursquare home offers the perfect blend of historic character and exceptional riverfront living. With 4 bedrooms, 2 bathrooms, and approximately 1,524 square feet, this beautifully maintained property sits on a peaceful stretch of the creek with private river frontage and direct access to some of the region’s most celebrated trout waters. Inside, the home was painted within the last 2.5 years, both bathrooms are updated, most of the house has new flooring, while the kitchen/dining area and downstairs bathroom feature radiant heated floors for year-round comfort. The living room includes preparation and venting for a pellet stove, offering an easy option for additional warmth and cozy ambiance. Both the front and back porches have been rebuilt, one finished with durable Trex decking, creating ideal spaces to relax while overlooking the property and listening to the river. Downstairs, a restaurant-grade water filtration system enhances water quality throughout the home. The water heater and boiler are both under 10 years old, and a new furnace was installed in 2017. Additional improvements include replacement windows, a roof installed in 2010, and professional excavation around the home 2.5 years ago to optimize drainage. A full walk-up attic provides exciting possibilities—perfect for creating a third-floor guest suite, studio, or private retreat. Outside, the property feels like a small riverside sanctuary. Concord grapes and rhubarb grow naturally on the land, complemented by fruit trees, flower gardens, and a lush lawn stretching toward the river beneath the sweeping branches of mature willows. Set on a quiet private dead-end road that is paved and maintained by the town, the home offers both privacy and convenience. Beyond the property, Roscoe and the surrounding Catskills provide endless recreation. Spend your nights at Catskill Resort Casino and your days fly fishing on Willowemoc Creek and the nearby Beaver Kill, hiking in Catskill Park, exploring local breweries, or skiing at Holiday Mountain Ski and Fun Park. With charming shops, farm markets, and restaurants, Roscoe perfectly balances small-town charm with world-class outdoor adventure. Rich with character, this classic American Foursquare riverfront home offers Catskills living at its finest—historic charm, thoughtful improvements, and legendary trout fishing right outside your door. Tax Map #36.A-1-11.2

53 Yorktown Road, Roscoe
$720,000
5 Beds ⋅ 4 Baths ⋅ 1049997 MLS
A Manor House at Livingston Manor, 8-acre country estate, 5-6 bedroom, 4 Bathrooms ( 2 full +2 half), Built in 1987, this brick Tudor underwent a comprehensive renovation in 2025, seamlessly blending architectural heritage with modern luxury. The private library features rich mahogany millwork, detailed picture moldings, and intricate crown finishes. 3 fireplaces—one in the primary suite. A brand-new, state-of-the-art eat-in kitchen offers granite countertops, an open breakfast bar, stainless steel appliances, a FOTILE 30" range hood with hands-free activation, and a dual-zone wine cooler, formal dining room, separate laundry room, and oversized bonus room. Central air and 15 zone heating, New hardwood floors flow throughout, full basement with 4 new windows, 2.5-car garage, storage shed, new roof and fenced-in backyard with a fire pit—ready for landscaping, gardens, or your dream pool. Minutes from downtown Livingston Manor, enjoy easy access to renowned restaurants, boutiques, galleries, and authentic small-town living. You've earned the lifestyle—now claim the home that reflects it. Manor House awaits. Rooms were digitally staged. Price to Sell.

285 Goff Road, Livingston Manor
$60,000
1049713 MLS
SMALLWOOD, NY - BUILDING LOT IN THE DESIRABLE MOUNTAIN LAKE COMMUNITY - The sale includes three parcels totaling 1.62 acres within walking distance to a private lake. The parcels are located on a quiet dead-end road offering a beautiful, peaceful setting for a new home. Smallwood is.a unique place to live, you’ll be enchanted by its beauty and welcomed by the warm and inviting community. This hidden gem offers you an incredible outdoor experience all out your front door.  The jewel is the pristine 65 acre Mountain Lake that allows for kayaking, fishing, swimming at the beach with a life guard on duty, activities, the best 2 mile walk around the lake, all while being captivated by nature in this very special setting.  While there is no HOA, joining the Civic Association is optional for members and their guests to be able to use this private/members only lake.  This also allows for the use of the tennis/pickleball courts and the Clubhouse.  Separately with membership, is the Smallwood Club for seasonal use of the olympic size in-ground heated pool, weekly events/activities at the Clubhouse where you can catch up with your neighbors in a great way.  Smallwood also features a 100 acre Reserve with marked hiking trails, a state-of-the-art dog park, an outdoor playground that also has exercise equipment or you can just sit by the brook.  Approximately 2+ hrs from GWB/NYC, makes this location a very easy commute.  Close by you'll find many quaint towns for dining/shopping, the Delaware River for rafting/fishing, Bethel Woods Preforming Arts Center for amazing concerts under the stars, Kartrite Indoor Water Park, Resorts World Casino, skiing at Holiday Mountain/Big Bear at Masthope Mountain, many hiking/biking trails and absolutely the best farmers markets you'll find anywhere, all for a very beautiful life in the country.

Orange Avenue, Smallwood
$550,000
1044741 MLS
Truly one of a kind! Set on a beautiful acre along the Little Beaverkill Brook, this completely renovated and exceptionally versatile property combines distinctive architectural character, generous living space and remarkable flexibility. Mediterranean-inspired porches, multiple French doors and graceful archways give the home a warmth and personality rarely found today. Inside, high ceilings create an airy sense of space, while a beautiful fireplace anchors the main living area. The renovated kitchen is equally impressive with quartz countertops and a generous center island designed for gathering and entertaining. Currently configured as a legal duplex, the property offers tremendous versatility. The beautifully finished separate apartment features 2 bedrooms, a full bath, kitchen, living room and its own private entrance, yet can be opened to the main residence to create one expansive home. A third distinct space with its own private access offers even more possibilities - home office, gym, studio, recreation room or creative workspace. A full-length walkout basement provides additional space and potential. Outside, enjoy the peaceful sights and sounds of the Little Beaverkill as it winds along the property, with ownership extending across the creek to the opposite bank. Whether you envision one impressive residence, separate living spaces, a live/work arrangement or the opportunity to generate rental income, this property adapts beautifully to the way you want to live. Distinctive, renovated and filled with possibilities, 23 Cooley

23 Cooley Road, Parksville
$550,000
5 Beds ⋅ 6 Baths ⋅ 1044739 MLS
Truly one of a kind! Set on a beautiful acre along the Little Beaverkill Brook, this completely renovated and exceptionally versatile property combines distinctive architectural character, generous living space and remarkable flexibility. Mediterranean-inspired porches, multiple French doors and graceful archways give the home a warmth and personality rarely found today. Inside, high ceilings create an airy sense of space, while a beautiful fireplace anchors the main living area. The renovated kitchen is equally impressive with quartz countertops and a generous center island designed for gathering and entertaining. Currently configured as a legal duplex, the property offers tremendous versatility. The beautifully finished separate apartment features 2 bedrooms, a full bath, kitchen, living room and its own private entrance, yet can be opened to the main residence to create one expansive home. A third distinct space with its own private access offers even more possibilities - home office, gym, studio, recreation room or creative workspace. A full-length walkout basement provides additional space and potential. Outside, enjoy the peaceful sights and sounds of the Little Beaverkill as it winds along the property, with ownership extending across the creek to the opposite bank. Whether you envision one impressive residence, separate living spaces, a live/work arrangement or the opportunity to generate rental income, this property adapts beautifully to the way you want to live. Distinctive, renovated and filled with possibilities.

23-29 Cooley Road, Parksville
$2,495,000
5 Beds ⋅ 5 Baths ⋅ 1049043 MLS
Welcome to 129 Starlight Road - a new 5,500-square-foot modern lake home combining breathtaking views, architectural design, and the grandeur of true lakefront living. Anchored by 78 feet of private, pristine beach and your own dock, the estate commands unobstructed west-facing views across miles of shimmering water to a forever-protected, rugged forest shoreline. All year long, your day ends with marbled sunsets over the water. Three thirty-foot glass atriums capture the golden-hour light, framing panoramic sunsets. Spanning 4,000 square feet across two main levels - complemented by a 1,500-square-foot windowed recreational attic - the layout balances grand open-concept gathering with serene retreats. Five generously proportioned bedrooms include two dedicated primary suites and three en-suite baths. In total, four full bathrooms and one powder room are meticulously appointed. At the heart of the main floor, the expansive great room anchors the residence, framed by a 55-inch Superior linear gas fireplace and a soaring glass facade. European tilt-turn windows capture the vistas, while massive lift-and-slide glass doors extend living onto the outdoor deck. Extra-long engineered white-oak flooring stretches in 7.7-inch-wide planks across social areas, transitioning to 5-inch planks in bedrooms. The chef’s kitchen includes a windowed breakfast nook and an 8.5-by-4.5-foot island with honed quartz countertops with waterfall edges. Custom solid-wood cabinetry in a pencil-trim shaker profile pairs with a full-height quartz backsplash and integrated display shelf. A double-sized pantry, wet bar, white fireclay sink with black Kohler faucet, and integrated recycling make this space both functional and refined. The 48-inch induction range with exterior-vented hood, counter-depth smart refrigerator, Emerald Series dishwasher, Sharp microwave drawer, and dedicated Summit wine refrigerator provide power, precision, and style. Bathrooms are crafted as spa retreats. Both primary baths feature double-head Lentz thermostatic showers in brushed gold (the upper primary suite also includes a luxurious 69-inch freestanding soaking tub) and 60-inch double vanities. The detached 825 sq ft garage is built to custom marine specs: 28 feet deep with 10-foot ceilings and twin 12-by-10-foot doors to accommodate trailered boats with swim platforms attached and towers raised. Life on the water unfolds across 78 feet of private beachfront, a dock, and a dedicated boat ramp. Steps from the shore, three lake-level bays provide dry, climate-ready storage for skis, surfboards, kayaks, canoes, and life jackets. Spanning 889 acres, nine miles in length, Swinging Bridge Reservoir is an uncrowded haven for waterskiing, wakeboarding, surfing, and jet skiing. Two full-service marinas provide dock maintenance, fuel, and storage. At dawn and dusk, glass-like waters invite paddleboarding and kayaking into secluded coves. Prime fishing awaits offering exceptional seasonal angling and fine ice fishing. Outdoor living spaces include four balconies, two bluestone decks with glass railings, stone-capped foundation walls, a hot tub, outdoor hot-and-cold shower, kitchen hookups, a circular driveway, and landscaped grounds. Engineered for efficiency, radiant heating warms the entire ground-floor slab, backed by dual-fuel, dual-zone furnaces and heat-pump air conditioning. Dual ERV systems circulate filtered fresh air. The exterior pairs thermally modified pine and custom steel-panel cladding beneath a Budmat Iron Click steel roof. Equipped with 300-amp electrical service, Starlink internet, smart-home wiring, five security cameras, biometric Wi-Fi entry, and EV-charger readiness. Just 90 miles from the George Washington Bridge, this estate offers immediate proximity to Bethel Woods Center for the Arts, Resorts World Catskills, The Eldred Preserve, and much more.

129 Starlight Road, Monticello
$399,000
3 Beds ⋅ 3 Baths ⋅ 1049899 MLS
Welcome home to a beautifully updated 2300+ sq ft, 3-bedroom, 2.5 bath home situated on a scenic 1-acre lot offering mountain views and privacy. Step inside to discover new flooring throughout, paired with central air for year-round comfort. Cooking and heating are effortless with a cozy wood stove alongside a propane fireplace. The partially finished walk-out lower level provides versatile additional living space, perfect for a home office, rec room, or guest suite. Central vacuum, and dual water sources (artesian well + town water connection). Complete with attached garage parking and sheds for all your storage needs. Turn-key, efficient, and ready for its next owner—schedule your tour today! Located just minutes from Mountaindale’s thriving Main Street, local eateries, and nearby hiking trails, this is the ultimate year-round residence or weekend retreat under 2 hours from NYC.

49 Quiat Road, Mountain Dale
$425,000
3 Beds ⋅ 2 Baths ⋅ 1049558 MLS
Three bedrooms two Baths with one having stall shower and washer/ dryer. White oak floors refinished. All windows replaced and have been tinted allowing you to see out and nobody see in. All new shades most are remote. Front door has three panel each is motorized. Custom crown moldings in living and dining area. Two driveways with lots of room for cars. All appliances are included. Kitchen cabinets with pull-out doors for double storage and ceiling done to match cabinets. Generator with cross over panel. The home has 200- amp electric service. Home converted from electric to oil heat. Trek decking front and back. Full dry basement with storm drain. Low Taxes

142 N Emerald Drive, Rock Hill
$199,000
3 Beds ⋅ 2 Baths ⋅ 1048345 MLS
Imagine starting your mornings with coffee on the deck, listening to the river flow just beyond your backyard. Set along the water in River Valley Estates, this three-bedroom, two-bath manufactured home offers approximately 1,300 square feet and the opportunity to create a truly special retreat. The open living area features a stone fireplace, while the wood-paneled bonus room with a woodstove brings the cozy cabin feel—perfect for quiet evenings, game nights, or watching the seasons change outside. With some personal touches and vision, the home could become a peaceful full-time residence or a relaxing Sullivan County escape. Enjoy direct river access, a community pool, and a monthly fee that includes water, sewer, trash, snow removal, grounds care, and common-area maintenance. Bring your ideas and make this waterfront setting your own.

8 Hampshire Lane, Loch Sheldrake
$227,500
2 Beds ⋅ 1 Baths ⋅ 1049042 MLS
Escape the everyday and unwind at 10 Lakeview Road, a charming 2-bedroom, 1-bathroom retreat set on over 3 acres in Kenoza Lake. Thoughtfully remodeled throughout, this home features a refreshed kitchen, inviting living space, and updated bedrooms. Inside, a basement with a dedicated home gym adds flexible living space — perfect for workouts, a bonus lounge, or a rainy-day hangout. Step outside and you'll find your own outdoor oasis: a deck for morning coffee and summer dinners, a fire pit made for cool summer and fall nights, and sweeping mountain views from every corner of the property. With a 2-car garage with electric, an additional garage/carport, and two sheds, there's ample space for all your gear. Just a short drive from Bethel Woods Center for the Arts, Resorts World Catskills, and the Kartrite Resort & Waterpark, this home puts the best of the Sullivan County lifestyle right at your doorstep.

10 Lakeview Road, Kenoza Lake
$2,200,000
1049341 MLS
SALE IS FOR BUILDING ONLY - BUSINESS IS RELOCATING LOCALLY Excellent opportunity to own a substantial, well-built commercial property located directly on Broadway in the heart of the Village of Monticello. Offering approximately 21,000 sq. ft. of versatile commercial space on 2.23 acres, this property is currently utilized as an office supply business, warehouse and offers tremendous potential for a variety of commercial uses. The building features extensive warehouse space with high ceilings, concrete floors, and several overhead doors providing convenient access for deliveries, loading, and distribution. In addition to the warehouse areas, the property includes approximately six to eight private offices, three bathrooms, and ample space that can be configured to accommodate a wide range of business operations. Served by municipal water and sewer, the property also offers a large parking area with plenty of on-site parking for employees, customers, and commercial vehicles. Its combination of office, warehouse, and storage space makes it well suited for distribution, light manufacturing, wholesale operations, contractors, service businesses, retail, storage, or an owner-user looking for a substantial commercial facility. Centrally located on Broadway, the property is within walking distance of restaurants, shopping, public transportation, Village Hall, and other local businesses and services. With approximately 21,000 sq. ft., 2.23 acres, excellent access, and a highly visible Monticello location, this is a unique opportunity for an investor or business owner seeking a large and adaptable commercial property in Sullivan County.

369 E Broadway, Monticello
$229,000
2 Beds ⋅ 1 Baths ⋅ 1049660 MLS
Very nice starter ranch home on just over half acre of land on southwoods drive in town of Thompson. Kitchen features newer stainless appliances, along with new cabinets still in the box waiting to be installed by new owner. Living room off of the kitchen with new carpets, 2 bedrooms with hardwood flooring and a full bathroom all on main level. Screened in porch off of kitchen nice for three season outdoor dining. Oil baseboard heat with updated boiler in basement. Large paved driveway for ample parking. Conveniently located near 17 for commuters along with under 5 miles to holiday mountain ski hill, along with indoor water park.

432 Southwoods Drive, Monticello
$493,000
3 Beds ⋅ 3 Baths ⋅ 1045519 MLS
Welcome to this brookside gem nestled on 3.5 acres in Eldred NY. The home has been meticulously maintained and exudes a warmth and charm you'll feel throughout the house. Some main features are the large living room with vaulted pine ceilings and a wood burning fireplace. This room will be where everyone gathers for cozy evenings around the fire and promises to deliver memorable holidays and entertaining year round. The star of the show is the stunning sun room with vaulted pine ceilings, 4 skylights and 14 large windows that open up, letting in all the natural beauty that surrounds this tranquil setting. This room will be where you spend most of your time, with the sound of the brook that runs though the property, the sun coming in, this will be the only place you'll want to enjoy your morning coffee. The kitchen and dining area is large, open and a door off the kitchen takes you outside onto the deck overlooking the brook and the peaceful backyard. With a bedroom on the main floor, two full bathrooms and a stacking washer/dryer, makes for easy living on this level. Upstairs you’ll find two very cozy bedrooms and a full bathroom. Outside the grounds are landscaped with perennials, have a mix of beautiful mature trees, the brook running through it and a gazebo, you’ll find the setting absolutely enchanting. The second star of the property is the barn, with it’s own separate driveway, a wood stove and dedicated drilled well, this is a large space that has so many possibilities. The main area is spacious and was used for entertainment, with a bar, a pool table and lots of additional room for seating this could continue to be a great entertaining space. Off this room you'll find a nice workshop for all your woodworking hobbies. Both rooms feature garage doors w/electric openers for additional storage options. Upstairs is a large, open blank canvas ready for a vision. The entire barn could also be converted to additional living space/carriage house or maybe an amazing pool house. The outdoor space would accommodate a nice in-ground pool and/or an outdoor kitchen to enhance this unique opportunity. Also on the property is a garden shed for miscellaneous storage. Throughout both the home and the barn, you'll find upgrades such as mini-splits (a/c in the house and a/c, heat in the barn) for economical heat/air conditioning and for stress free power outages a full house generator. This is a special property that will be a great home for a lucky new owner. Approximately 2+ hrs from NYC, makes this home a very easy commute. Close by you'll find several quaint towns for dining and shopping, the Delaware River for rafting/fishing, Bethel Woods Preforming Arts Center for amazing concerts under the stars, Kartrite Indoor Water Park, Resorts World Casino, skiing at Holiday Mountain/Big Bear at Masthope Mountain, many amazing hiking/biking trails and absolutely the best farmers markets you'll find anywhere, all for a very beautiful life in the country.

44 Airport Road, Eldred
$749,000
5 Beds ⋅ 3 Baths ⋅ 1049202 MLS
LAKEFRONT LIVING AT IT'S BEST - Come home to exquisite lakefront living in this spacious contemporary retreat in the exclusive Emerald Green community. Designed to showcase its spectacular private lake views, this three-story, 5-bedroom, 3-full-bath home offers an inviting open-concept layout, soaring cathedral ceilings, multiple outdoor spaces, and a generous backyard leading directly to the lakefront. The main level features a bright, open floor plan encompassing the kitchen, dining area, and living room, all oriented toward the breathtaking lake view. The living room features a beautiful stone propane fireplace, creating a warm and inviting gathering space. A bedroom and full bath complete the main level. Upstairs offers two rustic bedrooms and a full bath, all opening onto a beautiful lake-facing landing. The walkout lower level opens directly to the backyard and lakefront and features gorgeous bluestone tile flooring, a spacious game room/family room, a second stone fireplace, two additional bedrooms, a recently renovated full bath, and a convenient laundry/mudroom. The outdoor living area is exceptional, with renovated front and rear decks ideal for entertaining, relaxing, and enjoying the spectacular setting. A recently built large storage shed provides space for all your lake and outdoor gear. Parking is plentiful, with a two-car driveway in front plus a separate side driveway accommodating 6+ additional cars. With lake views from virtually every level and direct access to the peaceful private lakefront, this is a home built for relaxing, entertaining, and creating memories with family and friends. The Emerald Green amenities include a full access fitness center, with indoor and outdoor basketball, tennis, and pickle ball courts, dog park, several pools, community beach front, and much more – providing a premium vacation experience to all community members. Embrace Lakefront Living at its Best. As for some features of the home: 1. New Roof (2022) 2. Rebuilt chimney (2020) (see photo of top) 3. New Shed (2021) 4. New Front deck (2021), new back deck (2018) 5. New basement bathroom (2026) 6. New driveway on side of house (2021) can fit up to 6 cars 7. Stripped and shined bluestone basement level (2026)

74 Lake Shore Drive S, Rock Hill
$249,900
2 Beds ⋅ 2 Baths ⋅ 1049377 MLS
Welcome to your private retreat in the Town of Mamakating! Set on a beautiful 1.25-acre parcel, this charming 2-bedroom, 1.5-bath home offers the perfect blend of privacy, comfort, and convenience. Enjoy peaceful mornings or relaxing evenings from the inviting wrap-around porch while taking in the natural beauty surrounding the property. Inside, the home offers a comfortable layout with plenty of potential to make it your own. Two sheds provide tons of additional storage for tools, toys, outdoor equipment, and more. Conveniently located with easy access on and off Route 17 and the future I-86 corridor, commuting and exploring all that the Catskills and surrounding area have to offer is a breeze. If you're looking for a private setting without sacrificing accessibility, this Mamakating gem is one you won't want to miss!

27 Little Road, Wurtsboro
$299,999
3 Beds ⋅ 3 Baths ⋅ 1049204 MLS
This inviting 3-bedroom, 2-bathroom home is a great fit for an end user looking for comfort, space, and opportunity. Situated on a generous 100 x 95 lot, the property offers a spacious feel both inside and out. It features a garage, along with well-maintained grass in the front and back yard, creating a pleasant and welcoming curb appeal. The home also includes a basement with strong potential to be nicely finished, offering extra living space, a recreation area, home office, or storage options. With its solid layout and desirable lot size, this property presents an excellent opportunity to make it your own. The basement offers exciting possibilities, with plumbing already in place for an additional bathroom and space for another legal bedroom, making it ideal for future expansion. Whether you’re looking to finish the basement for extra living space, a recreation area, or added functionality, this home provides a strong foundation to build on.

6 Thomas Street, Monticello
$375,000
2 Beds ⋅ 2 Baths ⋅ 1047643 MLS
Looking for a home with flexible living space and outdoor entertaining areas in Sullivan County? Welcome to this 2-bedroom, 2-bath Raised Ranch in Wurtsboro, located within the Monticello School District. Built in 2004 and offering approximately 1,524 square feet on 0.46 acres, the home features a bright, open living and dining area with hardwood floors, recessed lighting, and a wall of windows bringing natural light into the main living space. The kitchen offers generous wood cabinetry, ample counter space, newer appliances, and an open connection to the dining area. The lower level includes a family room, full bath, dedicated office and an additional room that can serve as space for guests, fitness or hobbies. The outdoor spaces extend the home's living and entertaining options. A spacious elevated back deck provides room for grilling, outdoor dining, and seating while overlooking the surrounding mature trees. The fenced backyard offers lawn space along with a stone patio and fire-pit area, creating another dedicated outdoor gathering space. Established landscaping, mature trees, and a storage shed add to the functionality of the approximately half-acre property. The roof was updated approximately seven years ago, providing another notable improvement. Conveniently located near schools, shopping, parks, transportation options, and major routes, this property offers a combination of indoor flexibility and usable outdoor space. It may be a strong match for buyers searching for a Raised Ranch in Wurtsboro under $400K, a Sullivan County home with hardwood floors and a home office, or a property with a deck, fenced backyard, fire pit, and outdoor entertaining space.

32 Nightingale Trail W, Wurtsboro
$1,198,000
3 Beds ⋅ 3 Baths ⋅ 1047536 MLS
Five acres of forest, lake views, killer sunsets, and an unforgettable double A-frame. Welcome to Perry Wood, a fully furnished Catskills retreat that’s ready to live in and love from day one. Facing west toward Hunter Lake, the home captures glimpses of the water through the trees, golden afternoon light, and beautiful sunsets. Inside, warm wood and dramatic 26-ft cathedral ceilings create classic upstate cabin vibes, while oversized windows and glass doors bring the forest in and open the living room onto a large deck. A chic chef’s kitchen pairs stone countertops and custom cabinetry with a second wall oven, walk-in pantry, and a beautiful bay window framing the forest and lake view. The dreamy primary suite has its own wood-burning fireplace, private deck, walk-in closet, and an oversized bath with walk-in shower and statement soaking tub. A loft overlooking the living room makes an ideal reading nook or home office. Two additional bedrooms, two full baths, and a large bonus room currently used as a yoga studio offer plenty of flexibility for guests, work, play, or creative pursuits. Outside, boardwalks connect the decks while allowing the forest floor to surround them. A screened pavilion is made for summer dinners and lounging, a separate yoga platform takes in the lake view, and an electrified shed adds useful storage. The full basement includes laundry and a well-equipped home gym, with all gym equipment included in the sale, plus plenty of additional storage space and potential for a media room, bath, or expanded finished area. Just minutes from Bethel Woods Center for the Arts and within easy reach of Jeffersonville, Livingston Manor, Narrowsburg, and Callicoon, Perry Wood puts some of the best dining, markets, hiking, rivers, and culture of the Western Catskills close at hand, all less than two hours from NYC.

521 Perry Rd, Swan Lake
$825,000
3 Beds ⋅ 2 Baths ⋅ 1045177 MLS
Set back from the road, this newly built home opens into volume and light: a great room where the ceiling climbs to 24 feet and the morning sun pours in through east-facing glass. Just a few minutes' walk away, something exciting is unfolding: thousands of acres of former Boy Scout camp land are being transferred to New York State for protection as a forest preserve, opening up miles of trails and a pristine lake for fishing and canoeing. A covered carport connects directly to the house, offering practical, all-weather access. Inside, a generous mudroom with a bluestone tile floor and dual coat closets provides a graceful transition into the home. Beyond it, the great room opens up in scale and volume, with soaring ceilings and expansive east-facing windows that fill the space with bright morning light. The layout is inviting and flexible: a dining area comfortably seats eight or more, balanced by a living area with room enough for seating and media alike. The open kitchen anchors the main floor. A large island invites conversation and casual meals, complemented by quartz countertops, new appliances, and abundant cabinetry — built for daily use as much as for company. Two bedrooms are located on the main level, tucked down a private hallway behind the kitchen. Each offers good closet space and windows on two sides, creating bright, comfortable rooms. A well-appointed bath sits between them, featuring a soaking tub, a large glass-enclosed walk-in shower, a double vanity, and tasteful tilework throughout. Laundry and additional storage are thoughtfully integrated nearby, with one closet providing access to the cement crawl space. Upstairs, a landing leads through barn doors into the primary suite. Measuring approximately 19 by 21 feet, the space easily accommodates a king-size bed along with a sitting or work area. A walk-in closet and a spacious ensuite bath complete the suite, with a double vanity and an oversized tiled walk-in shower. All of this is just five minutes from the heart of Narrowsburg, where a lively Main Street offers excellent dining, wine shops, and thoughtfully curated home goods.

184 Mahls Pond Road, Narrowsburg
$829,999
5 Beds ⋅ 3 Baths ⋅ 1049007 MLS
Experience refine living in this 5 bedroom 3 bath pristine Hi-Ranch, perfectly situated upon 1.52 acres in the highly sought after Pine Bush School District. This home features custom light fixtures in the Kitchen, Dining & Living rooms. The Kitchen features a Breakfast bar; Formal Dining Room with Sliders to the deck; Formal Livingroom with an electric fireplace for cozy winter nights; A First floor Laundry room as an added bonus. It's Sun-Kissed Den perfect for relaxing. The icing on the cake is the Bright & Spacious Game Room with Sliders to the backyard, Truly a must see !!!!

26 Winters Lane, Middletown
$169,999
3 Beds ⋅ 2 Baths ⋅ 1047198 MLS
PRICED TO SELL! Why rent when you can own for less! Welcome to 15 Medallion Rd in the Patio Homes HOA community. This highly sought after neighborhood is conveniently located just minutes from all shopping, restaurants, and schools. The property features 3 bedrooms 2 bathrooms and an office space with stainless steel washer and dryer in unit. Newer roof and newer deck. Reach out and schedule your showing today!

15 Medallion Road, Kiamesha Lake
$200,000
1047764 MLS
Prime Commercial Opportunity in Livingston Manor! Located just a stone’s throw from the heart of Main Street Livingston Manor, this 1,680sf garage offers an excellent opportunity for a variety of business, storage, or investment uses. The building features an impressive 14-foot overhead door and soaring 20+ foot ceilings, as well as 6" reinforced concrete floors, providing substantial vertical clearance and flexibility for heavy duty equipment, vehicles, workspace, or storage. The garage is large enough to accommodate trucks, tractor trailers, or 15+ vehicles. Enjoy a convenient location close to Livingston Manor's popular shops, restaurants, breweries, and businesses, with easy access to the surrounding Catskills region. For those seeking additional opportunities, the adjoining 1.02-acre parcel (13 Creamery Road) is also available and may be purchased together as a package. That property features a 1,800sf three-bedroom house with over 70 feet of frontage along the Cattail Brook that also benefits from GB zoning. A unique opportunity to combine commercial, residential, and recreational use in one of the Catskills' most desirable hamlets.

9 Creamery Road, Livingston Manor
$299,000
3 Beds ⋅ 1 Baths ⋅ 1047689 MLS
Prime Livingston Manor Living with Cattail Brook Frontage! Located just a stone’s throw from the heart of Main Street Livingston Manor, this charming rustic ranch combines Catskills character, waterfront living, and an unbeatable location. Built in 2016, the 1,800-square-foot home offers three spacious bedrooms and one full bathroom, all set on a beautiful 1.02-acre lot with municipal water and sewer. Step inside and you'll immediately appreciate the home's distinctive character, highlighted by soaring 12-foot ceilings, exposed wooden beams, wide-plank barnwood flooring in the kitchen, and a 12-foot black walnut bar in the living room. The spacious layout offers plenty of room to gather, relax, and enjoy the laid-back atmosphere that makes Livingston Manor such a sought-after Catskills destination. Outside, a sprawling yard leads to more than 70 feet of frontage along the Cattail Brook, creating your own peaceful waterfront retreat. Start the morning with coffee on the covered front porch, spend the afternoon enjoying the yard, or unwind out back to the soothing sounds of the rushing brook. With Main Street's popular restaurants, shops, breweries, and local businesses just moments away, the property offers the best of both worlds—an idyllic Catskills setting with the conveniences of town close at hand. Whether you're searching for a full-time residence, weekend getaway, or a property with short-term rental potential, this unique Livingston Manor offers incredible versatility. Adding even more possibilities, the property is located in the General Business (GB) zoning district, allowing for a multitude of potential commercial uses. See the final listing photo for a complete list of permitted uses. For those seeking additional space, the adjoining 0.45-acre parcel (9 Creamery Road) is also available and may be purchased together as a package. That property features a 1,680-square-foot garage with a 14-foot overhead door and 20+ foot ceilings, and also benefits from GB zoning. A unique opportunity to combine residential, recreational, and potential business use in one of the Catskills' most desirable hamlets.

13 Creamery Road, Livingston Manor
$435,000
3 Beds ⋅ 1 Baths ⋅ 1048798 MLS
Shortcut Road Hideaway – Cochecton, NY 17 Acres | 3 Bedrooms | 1 Bath | 2-Car Garage ~Tucked away on 17 scenic acres in the heart of Cochecton, NY, this private Catskills retreat—Shortcut Road Hideaway—offers the perfect blend of space, versatility, and outdoor lifestyle. Surrounded by rolling fields and mature trees, the property provides a peaceful setting with endless agricultural possibilities, whether you envision a hobby farm, gardens, or simply enjoying wide-open space of your own. The home features a classic raised ranch layout with a smart, flexible design. The main level offers comfortable everyday living, while the fully finished walkout lower level expands your options with its own private entrance, separate kitchen, and abundant natural light—ideal for a guest suite, extended family, or creative live/work setup. A detached two-car garage adds convenience and additional storage for vehicles, equipment, or recreational gear. Location is where this property truly shines. Just minutes from the Delaware River, you’ll have easy access to some of the region’s best fly fishing, kayaking, tubing, and hiking. Enjoy the charm of nearby Catskills towns like Narrowsburg, Callicoon, and Livingston Manor, known for their vibrant restaurants, shops, and local culture—all while being within a manageable drive from NYC, making this an ideal weekend escape or full-time residence. Whether you’re looking for a private getaway, a homestead opportunity, or a home with flexible living space, Shortcut Road Hideaway delivers the Catskills lifestyle at its best! Don't miss this wonderful opportunity! Book your tour today!

208 Shortcut Road, Cochecton
$189,000
2 Beds ⋅ 1 Baths ⋅ 1048789 MLS
Single wide situated on a lovely 3 + acres in kenoza lake, close to the hamlet of jeffersonville. Nice country road to call home. Mobile needs work or you can remove and replace. The land is mostly flat, with mobile situated back from the road for privacy. Wooded towards rear giveing a great view. This could be well worth the effort for affordable housing.

80 Swiss Hill Road N, Jeffersonville
$485,000
5 Beds ⋅ 5 Baths ⋅ 1033578 MLS
Builder's Home ! Very Large 5 Bedroom, 4.5 Bath Contemporary home, 2 car garage with extra lot totaling over 2+ acres privately set off the road. The custom build home with a kitchen, dining room, living room. This unique home has many large windows, a first floor master bedroom with ensuite bath, and a sunken Library/Family Room with a wood-burning fireplace. There is a second master bedroom with ensuite bathroom that has a second fireplace. The downstairs area is finished for entertainment with a brand new second kitchen. This home has a unique Electric Energy Storage Heating system that allows you to buy electric when rates are the lowest and with thermostats in every room. There are two central air conditioning systems. Located in the Storybook Charming Hamlet of Smallwood in Bethel, NY where the 1969 Woodstock Festival took place and now is home to Bethel Woods. Smallwood is a lake community with amenities that flexible to the ones lifestyle. The extra vacant lot next to this home is included. Make this your home!

106 Pine Grove Road Tr 127, Smallwood
$749,000
4 Beds ⋅ 4 Baths ⋅ 1048684 MLS
This sprawling ranch sits on a spacious corner lot of just over 1.5 acres, surrounded by mature trees and professional landscaping that gives the property a peaceful, tucked-away feel. With 4 bedrooms, 3 full baths, and more than 2,700 sq ft all on one level, the home offers plenty of room to settle in and enjoy comfortable everyday living. Inside, the recently updated kitchen brings a fresh, modern touch to the heart of the home. The partially finished basement gives you extra room for additional living space, workouts, hobbies, or casual hangouts. A wood stove adds cozy warmth, and solar panels (2022) help keep energy costs down. Out back, the property truly shines. The heated pool features a heat pump, auto vac system, and a half bath and bar right by the pool, perfect for easy summer entertaining. The yard includes a premium swing set, a trampoline, and wide-open lawn space for play, gatherings, or simply relaxing outdoors. With a private well and septic, an attached 714 sq ft garage, and both covered and open porch areas, the home blends comfort, convenience, and great outdoor living. The neighborhood is quiet, friendly, and easy to walk, with nearby community spots and everyday essentials close enough to reach without getting in the car. A warm, updated ranch on a beautiful corner lot with a standout pool setup and an incredible yard is ideal for full-time living, a summer home, or a weekend escape. This home is in the perfect location and will not last long. Make your appointment today. Additional photos will be added shortly.

3 Jacob Drive, Monticello
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