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$74,888
2 Beds ⋅ 1 Baths ⋅ 890811 MLS
Calling all Dreamers, DIY warriors and anyone who's ever uttered the words: "How hard could it be???" This adorable woodland cottage is ready for its next chapter. Nestled on approximately half an acre surrounded by mature trees, this rustic retreat offers two cozy bedrooms, a tiny bathroom, and enough character to make the right buyer fall in love. Bring your vision, your contractor, your toolbox... and maybe a few extra weekends. This is a true handyman special that needs significant renovation, but the peaceful setting and endless potential make it well worth the effort. Whether you restore this charming little cabin to its former glory or start fresh and build your dream home, the possibilities are endless. The property currently has a cesspool but no existing well, giving the next owner the opportunity to install one where it best suits their plans. The lot offers plenty of room for a well while maintaining the privacy and wooded charm that make this property so special. Sold strictly AS-IS. Cash or renovation financing is recommended. Buyer to verify all information regarding utilities, approvals, and future building requirements. Seller is willing to finance up to 50% of the purchase price for qualified buyers, creating a unique opportunity for the right purchaser. Agent has an ownership interest in the property.

31 Cardinal Trail W, Wurtsboro
$500,000
4 Beds ⋅ 3 Baths ⋅ 1024915 MLS
Spacious 4-bedroom, 2.5-bath Colonial located in the highly sought-after Emerald Green community. This well-maintained home offers two levels of comfortable living space, beautiful hardwood floors throughout, and an attached two-car garage. With its functional layout and desirable location, this home is perfect for everyday living and entertaining.

6 Cardiff Lane, Rock Hill
$145,000
3 Beds ⋅ 2 Baths ⋅ 1018601 MLS
Calling all investors! Here we have a 3 Bed 1.5 Bath townhouse with a full unfinished basement end unit in the Village of Monticello, NY. Only a 90 min drive from NYC! 10 min drive to Resorts World Casino Catskills, KartRite indoor waterpark, Holiday Mountain and much more! Close to schools, restaurants, shops, and public transportation.

73 Harmony Lane Unit #85, Monticello
$165,000
3 Beds ⋅ 2 Baths ⋅ 1018552 MLS
Come take a look at this newly renvated townhouse in Woodland Apartments. Renovations were completed 2/2025. New Floors, Paint, Kitchen along with a beautiful fireplace. The Central Location of this unit to all services and recreation in the Sullivan County Area is unmatched. There is easy access to all the great restaurants and cafe's along Monticello's Broadway. As well as the Sullivan County Governement Center which houses NYS DMV, Social Services, and the Office of The Aging, making this a great location. As you enter this unit there is a half bath to the right across from the Eat in Kitchen that has a passthrough window. The full size laundry room can accommodate full size appliances with plenty of room. The open concept living space has a beautiful fireplace. Theres plenty of room for living and dining furniture. There is a nice size deck off of the glass slider doors that can be used for BBQ or just sitting out enjoying the wonderful country air. The second floor has a Master suite with another glass slider that goes to a Juliett balcony. Great spot for morning coffee and privacy. There 2 secondary bedrooms that can easily accommodate queen size beds. The full Jack & Jill bathroom has entry from the main hallway as well as the Master suite. This is a great location for anyone looking for town living.

64 Moon Manor Road Unit #3, Monticello
$2,300,000
1010473 MLS
A rare opportunity to acquire approximately 65± acres of exceptional waterfront land in the heart of the Catskills. Combining remarkable natural beauty, expansive waterfront, year-round recreation, and exceptional investment potential, this property is one of Sullivan County's most unique offerings. Featuring two private ponds totaling approximately 20 acres, a picturesque year-round stream, mature hardwood forests, rolling meadows, extensive waterfront, and miles of private trails, the property provides an extraordinary setting for a private estate, luxury retreat, or future development. Whether envisioned as a waterfront residential community, boutique resort, glamping destination, sporting lodge, wellness retreat, campground, or executive retreat (subject to municipal approvals), opportunities of this size and character are becoming increasingly rare throughout the Catskills. Exceptional Natural Features • Approximately 65± acres of pristine Catskills countryside • Two private ponds totaling approximately 20 acres • Scenic year-round stream flowing through the property • Extensive private waterfront with multiple potential homesites • Mature hardwood forests, rolling meadows, and panoramic water and woodland views • Miles of private walking and nature trails • Exceptional privacy while remaining easily accessible Existing Infrastructure • Existing road access • Electric service available nearby • No HOA restrictions • Multiple premium homesites overlooking the ponds Outstanding Development Potential Located within the Town of Bethel's RD (Rural Development) zoning district, the property offers flexibility for a variety of future uses (subject to municipal approvals), including a waterfront residential community, private estate, boutique subdivision, vacation cabins, boutique hotel, glamping destination, wellness retreat, wedding venue, executive retreat, hospitality project, or recreational development. A Four-Season Outdoor Paradise Enjoy outstanding year-round recreation including Bass and Crappie fishing, kayaking, canoeing, hiking, ATV riding, camping, birdwatching, wildlife photography, and hunting (subject to local regulations). Wildlife frequently seen throughout the property includes white-tailed deer, wild turkey, bald eagles, hawks, ducks, geese, and numerous native bird species. Prime Catskills Location Prime Catskills Location Ideally located in the Town of Bethel, with convenient access to many of the Catskills' premier attractions: Bethel Woods Center for the Arts – Historic site of the 1969 Woodstock Festival featuring world-class concerts and events Resorts World Catskills Casino & Resort – Luxury casino, hotel, spa, restaurants, entertainment, and championship golf The Kartrite Resort & Indoor Waterpark – New York's largest indoor waterpark resort Lake Superior State Park – Swimming, boating, fishing, hiking, and family recreation White Lake & Kauneonga Lake – Marinas, waterfront dining, boating, and seasonal events Nearby golf courses, ski resorts, breweries, wineries, hiking trails, restaurants, and farmers markets Approximately 2 hours from New York City Approximately 2 hours from Northern New Jersey Approximately 1 hour from Woodbury Common Premium Outlets Easy access to major highways while offering exceptional privacy and seclusion A Rare Legacy Property Large contiguous waterfront properties of this caliber are becoming increasingly scarce throughout the Catskills. Whether your vision is to create a signature waterfront community, luxury hospitality destination, recreational retreat, or private estate, 64 Gale Road offers an extraordinary canvas with unmatched natural beauty and long-term investment potential.

64 Gale Road, Bethel
$409,000
3 Baths ⋅ 1005666 MLS
Investor opportunity in the heart of Liberty, NY. This three-family property offers approximately $4,200 per month in gross rental income across three units. The building features a first-floor 2-bedroom, 1-bath unit, a second-floor 3-bedroom, 1-bath unit, and a third-floor 2-bedroom, 1-bath unit. Recent updates include new plumbing and new stoves. Tenants are responsible for their own electric, with the third-floor unit utilizing electric heat. Conveniently located near shopping, restaurants, schools, and local amenities. A strong addition for investors seeking income-producing property. Shown by appointment only.

35 Edgar Street, Liberty
$315,000
1003867 MLS
Rare opportunity to own an established bar and a 1-bedroom apartment in the heart of Liberty village. This mixed-use property includes a turn-key tavern with an established local following, a residential unit for additional income, and an adjacent lot with versatile potential including food truck or outdoor use. Built in 1940, this is a true piece of Liberty history with character and community roots that cannot be replicated. Owner financing available to qualified buyers with the right terms. Seller open to a leaseback arrangement for up to three years, making this an ideal hands-off entry for an investor or a seamless transition for an owner-operator. Whether you are an entrepreneur ready to run your own establishment or an investor seeking a mixed income property, this is the opportunity you have been waiting for. Financial information available to serious qualified buyers.

21 Edgar Street, Liberty
$214,888
2 Beds ⋅ 1 Baths ⋅ 1003549 MLS
Tiny bungalow, giant personality. Tucked into the beloved hamlet of Smallwood in the Town of Bethel, this year-round Catskills cottage is the kind of place that feels like it has stories in the walls and coffee-on-the-porch energy built right in. Equal parts woodland retreat and creative hideaway, 68 Huntington Avenue offers warmth, character, and a refreshingly authentic vibe that’s getting harder and harder to find. Unlike many Smallwood cottages, this home is serviced by year-round water and is fully usable in all four seasons. Inside you’ll find two bedrooms, warm wood floors, vintage cottage charm, and an artsy, eclectic feel that somehow manages to feel both cozy and inspiring at the same time. The enclosed front porch stretches the length of the house and serves as an additional three-season living space (not included in the square footage), making it the perfect spot for morning coffee, rainy afternoons, game nights, creative projects, or simply listening to the sounds of the woods. The oversized rear storage/workshop building opens up endless possibilities. Artist studio? Woodshop? Music room? Ceramics space? Writer’s retreat? The structure already has incredible visual character and offers the kind of bonus flex space buyers dream about in the Catskills. Outside, mature trees and natural greenery surround the property, creating a peaceful setting with unmistakable Smallwood charm. Owners may join the Smallwood Civic Association and enjoy access to Mountain Lake, the beach, community events, and the quirky little lake-community lifestyle that has made Smallwood one of Sullivan County’s most beloved hidden gems. And then there’s the location. You’re in Bethel — yes, that Bethel — home of the original Woodstock festival site and the renowned Bethel Woods Center for the Arts. Today, the area has evolved into one of the Catskills’ most vibrant cultural destinations, blending live music, art, breweries, hiking, farmers markets, kayaking, great food, and small-town weirdness into something genuinely special. This is not a sterile flip trying to impersonate a farmhouse. This is a real Catskills bungalow with soul, creativity, personality, and just the right amount of magic.

68 Huntington Avenue, Bethel
$799,000
6 Beds ⋅ 4 Baths ⋅ 999294 MLS
35 Lizensk Ct Ferndale NY is a spacious 6-bedroom, 3-bath home with 1,400 SF of living space and a full 1400 SF finished basement. Next to a beautiful landscape garden. Enjoy access to two pools, a community house, and large, beautiful playgrounds surrounded by open grassy grounds. Perfect for relaxing and enjoying summer living.

35 Lizensk Court Unit #33, Ferndale
$849,000
3 Beds ⋅ 4 Baths ⋅ 1001168 MLS
Spacious and unique 3-bedroom, 4-bath home located in the Village of Woodridge on a generous 0.42-acre lot. Offering over 3,700 square feet of living space, this property features oversized rooms, a cozy fireplace, attached garage, and endless potential for a primary residence, vacation getaway, or investment opportunity. Conveniently located near local shops, dining, and year-round Catskills attractions while still offering privacy and room to enjoy.

14 Fourth Street, Woodridge
$895,000
2 Beds ⋅ 2 Baths ⋅ 996163 MLS
A one-of-a-kind hand-built home has come to market in charming Barryville NY with spectacular views of the Delaware River and the Poconos from its perch high in the Catskills. Affectionately known as "The Hippie House", 129 Hallock Road in Barryville NY is a boho chic chalet-style house with detached workshop/artist's studio surrounded by 13 acres of wooded land, blue sky, south-facing endless views with all-day sunshine and fresh breezes that remind you of how private and peaceful life can be. Painstakingly built from scratch (including a winding hillside drive up from Hallock Road) in 2010, The Hippie House is more than a home, but a vision created by artisans who value privacy and beauty along with a deep appreciation for arts, crafts and quality. Set on a level plot at the top of 13 acres, The Hippie House has parking for many cars between the home and the studio along with a firepit and outdoor lounge. The 350 sf workshop/art studio is windowed on four sides for light and summertime ventilation, but also houses a wood-burning stove for the colder months and is finished with hand-hewn pine siding. The craftsmanship continues in the custom three level 1,200 sf log cabin built in the chalet style with a pitched roof and windowed on four sides. Enter to the foyer and immediately you will sense the light and airiness that is central to this home. To the right is a walk-in storage room and to the left is a large corner bedroom with high ceilings, a ceiling fan, closet and a Jack-and-Jill full bathroom to the living room. Between the entry and the living room sits the spacious but adorable open kitchen finished with custom cabinetry in a beautiful woodsy hue, full-size stainless steel appliances, a wildlife window and a copper sink whose patina blends seamlessly with the cabinetry and open shelving evoking a sense of Mendocino, Malibu or Maine. But the showstopper is the 20' high living/dining room with its wall of windows to the Delaware River and Pocono Mountains and the four seasons of wonder they provide. The living room centers on a large stone fireplace that easily heats the lower floor of the house. Huge windowed doors lead to the wooden deck bringing the outdoors in and where you will have a front row view of swaying pines, bees, butterflies, hawks and eagles on the wing and nary a sound but the wind in the trees. The upper floor is an open loft separated by an Adirondack staircase into two equal rooms that can be used as bedrooms, offices, dens or libraries with views to the hills. There is also a charming half bath (easily convertible to full) with an octagonal window view. Below the great room is a full finished basement that opens up a world of possibilities including the addition of another bedroom or family room plus massive storage space and mechanicals that are currently housed. The basement opens with glass doors to another flat area which begs to be finished as a wooden deck with sunken hot tub. Privacy, serenity, beauty and hand-crafted artisanship: 129 Hallock Road is a truly special place and one that must be seen to be believed. Will not last.

129 Hallock Road, Barryville
$425,000
4 Beds ⋅ 2 Baths ⋅ 995149 MLS
Rare Offering: first time on the market in 40 years. Welcome to 48 River Road, a Delaware River-fronting historic home nestled along a charming and quiet road in Barryville, NY with a deeded riverfront beach. This beautifully maintained property offers a unique opportunity to connect with nature, featuring private access to the river, optimal for water activities or simply enjoying the serene views. Bask in the ambiance of small-town life while being surrounded by the rich history and natural beauty that the Upper Delaware River Valley is known for. Ascend the stone steps to discover a c. 1900 home that seamlessly combines interior charm and functionality with an expansive outdoor living area. The wraparound front porch is an all-day oasis as you soak in the river views where bald eagles fly over sparkling blue waters framed by spectacular sunsets. Join with friends and family on the expansive rear deck, perfectly suited for summer gatherings, enlivened by a six-person hot tub and outdoor shower and surrounded by lawn and mature trees. From the deck you will enter into a gigantic chef’s kitchen equipped with a spacious island, making it a fantastic area for cooking and entertaining. French doors lead to the formal dining room, where the room's warmth is enhanced by original woodwork and a cozy atmosphere along with a wood-burning stove. The main floor also hosts two parlors—one bright and airy with river front views, and the other, a cozy reading room with many other uses. Guests will enjoy an under-stair windowed powder room as well. Upstairs, the primary bedroom welcomes you with its bay windows and high ceilings. This king-size room features a walk-in closet and is attached to a large office, den or additional bedroom. A second bedroom suffused with charm and light overlooks the river, and the second-floor sitting room with corner windows facing the river is ideal for pursuits such as music, knitting or meditation The large bathroom offers a walk-in shower, and the convenience of a laundry room with washer and dryer on this level makes everyday living effortless. Additionally, the home has a third floor attic room framed by windows and skylights designed as another bedroom or painter's studio with inspirational river and Pocono mountain views. Full finished basement with oil heat and generator included. Blessed with a unique location between the Catskill and Pocono mountains, just two hours from NYC. 48 River Road is centered in the lovely hamlet of Barryville where country charm meets sophisticated living. Enjoy a bar and tacos at Oasis, coffee at the legendary Stickett Inn, fine dining at the River's Edge, a weekly farmer's market and so much more, all a short stroll from the home . Whether it's relaxing by the river or riding its rapids, exploring the fabulous shopping and antiquing, hiking on forested trails, or simply soaking in the natural surroundings, 48 River Road invites you to make it your private retreat. Don’t miss this rare opportunity to own a slice of history with all the modern amenities.

48 River Road, Barryville
$1,150,000
990164 MLS
An amazing opportunity to own a thriving, long established, highly reputable and highly profitable auto body shop in the heart of downtown Liberty. This sale includes the business and a spacious 5,000 sqft building located on a corner lot with two road frontages, totaling 0.6 acres on two parcels. Main street and Columbia offer high traffic flow. There is an added bonus of being a DRP for two large insurance companies. Fully staffed with techs and the owner is willing to stay for a smooth and timely transition. The building features a secured vehicle storage lot with two separate gates for access, four overhead doors, a down draft spray booth, Frame straightener ,radiant heated floors, 14-16 foot ceilings, Phase III electric, and a new high efficient furnace. All equipment is included in the sale including the real estate. The business has been operational for over 20 years with a loyal customer base and solid vendor relationships. The seller is retiring, offering a rare opportunity to acquire a stable, revenue generating, fully equipped, turnkey operation with a strong community presence. Perfect for an owner-operator, existing shop looking to expand, or investor seeking a solid, income-generating business with property. No rent no landlord to worry about. The business benefits from its strategic location and reasonable operating costs, positioned for continued success under new ownership.

301 N Main Street, Liberty
$1,595,000
6 Beds ⋅ 6 Baths ⋅ 979121 MLS
NEW: a rare opportunity to purchase a residential/commercial property has come to market in the beautiful Catskill mountains, with direct Delaware River frontage. 4423 State Route 97 in Barryville New York is the only property of its size and type on the market in the Upper Delaware Valley and it is a wise investment/end-use property for the savvy buyer looking to get a toehold in a booming area, in a turnkey property with multiple uses: rental apartments, condo units or a legal restaurant space; the options are endless but the value is real. With direct Delaware River frontage and views of the historic Roebling Bridge, 4223 State Route 97 is perfectly located with access to New York City, world class recreation and stunning natural beauty in a soaring real estate market. The ground level space was designed for a restaurant with ample parking spaces, accessible bathrooms and entry ramp, a commercial kitchen and is plumbed for a bar. Currently used as a residence, it is a large and bright loft space with a gas fireplace and French doors opening to a wide deck with panoramic views of the Roebling Bridge and Delaware River, ideal for summertime dining and events. The deck is supported by rolling lawns and has a huge shed that acts as storage or a potential concession stand. Additionally, there is fully finished walk-in basement with half bathroom which would make an ideal wine cellar/tasting room and which has an outdoor deck of it’s own overlooking the lawn and river. The remaining two residential units are stunning, bright and thoughtfully designed duplex apartments with two-three bedrooms, two baths and private decks overlooking the Delaware River. They are turnkey apartments that have can return high rents and have great potential as future condominium units. Appointed with hardwood floors, stainless steel appliances, granite countertops and gas fireplaces, these residential spaces could be combined into one very large apartment or used to house workers for a successful restaurant below. With updated mechanicals, separate meters, central air and heat and the most coveted location in Sullivan County, 4223 State Route 97 represents an opportunity to not be missed. Located just two hours from Manhattan and close to trains and bus lines along with Bethel Woods Performing Arts Center, Resorts World Casino, skiing, hiking, fishing, rafting and an 365 days-a-year outdoors lifestyle, 4223 State Route 97 is the place to purchase your next real estate investment. Please contact the exclusive brokers for a showing. Some photos digitally staged.

4223 NY State Route 97, Barryville
$241,777
3 Beds ⋅ 2 Baths ⋅ 976623 MLS
A beautiful one-family house, close to everything, just call for your appointment now.

18 York Avenue, Highland Falls
$299,000
4 Beds ⋅ 2 Baths ⋅ 972798 MLS
Lakeside Living Awaits — Bring Your Vision! Welcome to 3 Cooper Drive, nestled in the heart of the charming Kauneonga Lake community! This spacious 2,052 sq ft contemporary ranch-style home sits on a beautifully positioned .27-acre lot directly across the street from the lake — offering stunning lake views right from the comfort of your own home. With tremendous potential and priced to reflect the opportunity, this fixer-upper is a rare chance to create the lakeside retreat or full-time residence you've always dreamed of in one of Sullivan County's most sought-after lakeside neighborhoods. The generous single-level contemporary layout provides an ideal canvas for your personal touches and modern updates. Step outside and enjoy everything Kauneonga Lake has to offer — popular local restaurants, boutique shops, and vibrant local charm are all just a short stroll away. Whether you're looking for a peaceful home base or an investment property with serious upside, this home checks every box.

3 Cooper Drive, Kauneonga Lake
$494,900
4 Beds ⋅ 3 Baths ⋅ 966768 MLS
Lake life awaits you! Welcome to this beautiful 4 bedroom, 2.5 bath Colonial home constructed within the last five years. Emerald Green is a 1,400 acre private community with three pristine lakes hidden away in New York’s legendary Sullivan County Catskills. Enjoy 55 common acres and a variety of amenities, including swimming, tennis, boating, an exercise room, and an array of recreational events. Including hardwood floors throughout and a generous 2 car garage, this home offers the peace of mind that comes with newer construction; modern systems, energy efficiency, and appliances that are all just a few years old. The classic Colonial layout with a bonus first floor flex-room provides the perfect blend of functionality and flow, with generous living spaces, a bright kitchen ready for gatherings, and four well-proportioned carpeted bedrooms upstairs including a spacious primary suite with an oversized walk-in closet. Move-in ready from day one, this home also offers room to personalize and add your own finishing touches over time. An ideal opportunity to build equity while creating a space that truly reflects your style. The unfinished walk-out basement offers excellent storage and future potential living space. Residents enjoy resort-style amenities including private lake access, a heated swimming pool, clubhouse, fitness center, pickleball courts and more. Whether you're kayaking on the lake, spending summer afternoons poolside, or hosting events at the clubhouse, the lifestyle here is unmatched. Excellent management and a healthy reserve fund ensure things continue running smoothly. A newer home, community amenities, and the chance to make it your own, this is Rock Hill living at its best! Just in time to enjoy all the summer fun at the lake! The 4th of July celebration is not to be missed.

62 Bristol Circle, Rock Hill
$77,500
964708 MLS
Pristine, untouched 5.5 acre wood lot just an hour and a half from the George Washington Bridge! As shown, these photos are of previous houses built by Cedar Development Group (@CedarDGHomes on IG) who can be hired to build a custom residence on this property. Please call ahead to schedule a viewing. Property lines shown on photo are approximate and are for general information only. For exact boundary locations the buyer should obtain a survey.

Taylor Road, Fallsburg
$69,999
962466 MLS
8 Overlook Ave, Mountain Dale, NY — Attention builders and developers! Exceptional opportunity to build your dream country home in the heart of the Catskills. This prime location offers municipal water and sewer, making development smooth and convenient. Situated just minutes from thriving summer communities and popular seasonal developments, as well as local shopping, dining, parks, and attractions. Tucked away on a quiet street yet close to everything, this property offers the perfect blend of privacy, infrastructure, and investment potential. Ideal for a year-round residence, summer retreat, or development project.ter and sewer.

8 Overlook Avenue, Mountain Dale
$149,888
3 Beds ⋅ 2 Baths ⋅ 946651 MLS
Welcome to this well-maintained 3-bedroom, 2-bath home offering approximately 1,400 square feet of comfortable living space in Fallsburg. Featuring a functional layout with generously sized rooms, this home provides both comfort and versatility for everyday living. The bright interior and thoughtful floor plan make it easy to entertain or relax, while the bedrooms offer ample space and privacy. Conveniently located near local amenities, shopping, and dining—this property is a great opportunity to enjoy all that Fallsburg has to offer.

10 Dartmouth Court, Loch Sheldrake
$149,000
930646 MLS
NEW: A rare opportunity to own land with lake front views..... Welcome to 198 Starlight Drive, a unique opportunity to own a piece of paradise in Smallwood, New York. This exceptional property spans 1.437 acres and offers breathtaking lakefront views, providing a serene backdrop for your dream home. Nestled off a quiet country road, this land ensures privacy and tranquility, with the added advantage of being a buffer zone where no further construction will occur. The property is equipped with an electric pole installed by NYSEG, eliminating a significant hurdle in the development process. This feature allows you to focus on designing and building your custom weekend retreat or permanent residence without delay. The potential to construct a garage-sized structure adds further versatility to this remarkable piece of land. 198 Starlight Drive is more than just a property; it is an invitation to a lifestyle enriched by the natural beauty and community spirit of Smallwood. Known for its peaceful environment and welcoming community, Smallwood offers a unique blend of privacy and neighborly engagement. Whether you envision a cozy cabin or a modern architectural masterpiece, this land provides the perfect canvas for your vision. Arrange a visit today to experience the magic of this land first hand. Discover the endless possibilities that await at 198 Starlight Drive, where your dream home can become a reality. This property is not just a place to live; it is a gateway to a lifestyle defined by nature's beauty and community warmth. Make it yours and embrace the exceptional living experience that Smallwood offers.

198 W Starlight Drive, Smallwood
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