Come see this spacious and comfortable one bedroom 2nd floor apartment that overlooks a quaint stream with shared yard and garage space. Close to Bethel Woods and all of the Sullivan Co. River towns.
Built to rigorous Passive House standards, Red Hill is a newly constructed 1,738 sq ft, 3-bedroom, 2.5-bath home just minutes from Livingston Manor, nestled within The Catskill Project’s 90-acre community. Enjoy the best of the Catskills lifestyle while benefiting from a home designed to support your health, comfort, and well-being for generations to come.
Certified to meet both PHIUS (Passive House Institute US) and U.S. Department of Energy Zero Energy Ready Home (ZERH) standards, this all-electric home features a super-insulated, airtight building envelope, triple-pane windows, and balanced heat recovery ventilation that delivers a continuous supply of fresh, filtered air. The result is exceptional year-round comfort, superior indoor air quality, and dramatically lower energy costs than conventional construction. Engineered to exceed code requirements, Red Hill ranks among the highest-performing homes available today – not just in the Catskills, but anywhere. This is a home built to last.
An airy, open living space and expansive windows flood the home with natural light while framing beautifully wooded views in every season. The modern kitchen features premium JennAir NOIR appliances and custom cabinetry and flows seamlessly into the adjacent dining area and into a dramatic three-season room, creating an effortless indoor-outdoor experience perfect for dining, lounging, and entertaining. The three-season room comes equipped with a pellet stove, so it will be warm and cozy even in the winter months.
Three well-proportioned bedrooms include a generous ground-floor primary suite with en-suite bath, offering privacy and flexibility for guests or a work-from-home lifestyle. The bathrooms feature custom tile work, bespoke vanities, and top-of-the-line fixtures. A second-floor lofted den with soaring vaulted ceilings adds a versatile bonus space – equally suited for movie nights, a yoga practice, or a quiet home office.
A large deck adjoins the loft and overlooks your privately wooded lot, while the covered carport provides a welcome entry in any weather. Gather around the bluestone fire pit and enjoy the outdoors across all four seasons. If solar panels are installed, a battery closet is available to keep the house running should the power grid go offline.
Step directly from the property onto The Catskill Project’s private trails, which wind through a serene 40-acre nature preserve to pristine waterfalls – everything that makes the Catskills truly special, right at your doorstep.
Red Hill and The Catskill Project are ideally situated less than 10 minutes from the vibrant villages of Livingston Manor and Roscoe, with Callicoon and Jeffersonville just a short drive beyond. So whether this is a full-time residence or a weekend getaway, there is easy access to great local restaurants, shops, and art galleries.
Enjoy space, scenery, and easy access to the best of the Sullivan Catskills with this well-maintained 3-bedroom, 2-bath mobile home set on 4.42 acres. The home features a large living room, comfortable layout, and plenty of room to relax indoors or out.
A spacious deck accented by natural wood and stone invites you to take in the beautiful views and enjoy quiet mornings, outdoor meals, or evenings surrounded by nature. With over four acres, the property offers ample space for gardening, recreation, pets, gatherings, or simply enjoying the peaceful setting.
Outdoor enthusiasts will love the location, with convenient access to the Delaware River area, Callicoon, and Roscoe. Nearby attractions include fly fishing, river activities, hiking, scenic drives, local shops, and a variety of well-loved restaurants throughout the region.
Whether you are looking for a full-time residence, weekend getaway, or Catskills-area retreat, this property offers the combination of usable acreage, natural beauty, and proximity to recreation that makes country living so appealing.
Own a stunning 7.4-acre property with panoramic views in the highly desirable Beechwoods section of Callicoon. Build your dream home and embrace the beauty of nature. Don’t miss this incredible opportunity!
Charming modern 3 BR Farmhouse on 2.4 acres
Tucked away on a long private dead-end road, this charming modern farmhouse offers the perfect blend of rustic character, modern comfort, and peaceful country living. Surrounded by nature, this beautifully updated 3-bedroom home welcomes you with a renovated galley kitchen featuring timeless Shaker cabinetry, butcher block countertops, a large stainless farmhouse sink, stainless steel refrigerator, and propane cooktop. The spacious dining room is perfect for gathering with family and friends, whether hosting holiday celebrations or cozy game nights, while the inviting living room offers ample space to entertain or simply unwind with a good book. Energy-efficient mini-split systems provide year-round comfort, keeping the home cool in the summer, while a charming wood stove creates a warm, inviting atmosphere throughout the winter months. A set of sliding barn doors leads to the beautifully renovated bathroom, complete with a pebble-floor walk-in shower featuring a luxurious rain showerhead and a deep soaking tub-the perfect place to relax after a day outdoors. Step outside to discover even more possibilities. The property includes a detached three-car garage with new 200-amp electrical service and a small barn, offering exceptional flexibility for storage, a workshop, hobbies, equipment, or even a hobby farm. Extensive improvements throughout the property include fresh exterior paint on both the home and garage, new exterior doors, a new well pump and pressure tank, a dedicated laundry room with bluestone flooring, beautiful oak and wide-plank wood floors, classic wainscoting, and a new roof and gutters. With so many major updates already completed, there’s still room to personalize and make this special property your own. As an added opportunity, a charming cabin nestled beside a babbling brook is currently being renovated and will be offered separately. Once completed, it will make an exceptional artist’s studio, home office, guest retreat, or private creative space. If you’re searching for privacy, character, and endless potential, this one-of-a-kind woodland retreat is a must-see. A detailed list of upgrades for fee is available upon request Including container pool. MOTIVATED SELLER !!!
A true Callicoon landmark, Rafters Tavern has been a staple of the community since the building’s construction in 1885. Located in the heart of town, this turnkey restaurant with commercial kitchen, bar and live music venue offers a rare opportunity to acquire an established hospitality business with a loyal following. The property includes a manager’s/owner’s apartment and additional rentable rooms, providing multiple income streams and operational flexibility. Rich in character and history, Rafters is well-positioned for continued success as one of the area’s most popular gathering places for dining, entertainment, and live performances. The property also includes an additional commercial space suitable for retail or complementary business use.
Heating/Cooling system: propane upstairs, forced air and central AC, downstairs electric heating & cooling units
A true Callicoon landmark, Rafters Tavern has been a staple of the community since the building’s construction in 1885. Located in the heart of town, this turnkey restaurant with commercial kitchen, bar and live music venue offers a rare opportunity to acquire an established hospitality business with a loyal following. The property includes a manager’s/owner’s apartment and additional rentable rooms, providing multiple income streams and operational flexibility. Rich in character and history, Rafters is well-positioned for continued success as one of the area’s most popular gathering places for dining, entertainment, and live performances. The property also includes an additional commercial space suitable for retail or complementary business use.
Heating/Cooling system: propane upstairs, forced air and central AC, downstairs electric heating & cooling units
Exceptional 33-Acre Equestrian Farm with Income Potential
We are proud to present an incredible opportunity to own your very own equestrian farm with substantial income-producing potential. Welcome to Stone Wall Farm, a successful and well-established horse property situated on approximately 33 beautiful acres, just outside the sought-after hamlet of Jeffersonville.
The impressive main barn is designed with both horse care and business operations in mind, featuring 18 spacious stalls and an incredible indoor riding arena, allowing for year-round use. The property offers numerous opportunities to generate income through horse boarding, riding lessons, training, clinics, events, and other equestrian activities.
Adding even more versatility is the farm’s original barn, with the capacity to accommodate up to 15 additional horses or other livestock. The property is exceptionally well equipped with large established paddocks, an outdoor riding arena, workshop, equipment barn, manure barn, bulk feed bin, and existing hay contracts available if desired.
The on-property trails wind through the acreage and alongside the picturesque creek that flows through the farm, creating a beautiful setting for horseback riding and enjoying the surrounding countryside.
Completing the property is a spacious five-bedroom, two-bath residence featuring an inviting open-concept kitchen and living area—perfect for an owner/operator, farm manager, or anyone looking to enjoy the equestrian lifestyle right outside their front door.
Whether you’re looking to operate an established boarding and equestrian business, expand a training or lesson program, create an event-based horse property, or simply enjoy your own private farm, Stone Wall Farm offers the acreage, infrastructure, and versatility to make it possible.
A rare opportunity to own a turnkey equestrian property combining business potential, country living, and 33 acres of beautiful land in a desirable Catskills location.
Welcome to the Beechwoods, a disarmingly bucolic pocket of Sullivan County where cattle laze beside a stream and sheep forage across rolling hills. Here, in the agrarian calm high above Callicoon, the Beechwoods House looks out across what is surely one of the most beautiful views in all the Catskills: undulating farmland, wooded hills and an extraordinary expanse of sky. Set within 7.85 acres of meadow and native plantings, the home was designed around this panorama, with its main living spaces facing west toward the sunset.
Although custom built in 2022, the house feels as though it has stood here for generations. Weathered wood, radiant heated cobblestone floors and rooms filled with patina give it the soul of an old Catskills homestead. Its open layout and connection to the outdoors are distinctly modern.
At the center is an expansive living room anchored by a sleek gas fireplace and oversized hearth. Wood wrapped walls and ceilings create an enveloping warmth, while broad windows frame the countryside. A built in nook offers a cozy corner for reading.
Doors open to outdoor spaces on two sides. One looks west across the hills, an idyllic setting for dinner as light moves over the valley. The other is an intimate retreat surrounded by native plantings. In summer, open both sides to let the breeze and birdsong move through the house. In winter, heated stone floors and fireside seating make it wonderfully cocooning.
The kitchen has the collected character of a French country house, with wood cabinetry, open shelving, skirted worktables, an apron front sink and patinated materials. There is room for a dining table overlooking the landscape. A mudroom, laundry area and half bath sit beyond, while a separate terrace creates another place for morning coffee.
The bedrooms extend along two wings for a natural sense of privacy. One hall leads past a cozy den to the primary suite, where the bath pairs warm wood with a freestanding soaking tub, separate shower and water closet. Three additional bedrooms and a full bath occupy the opposite wing.
A concealed stairway leads to one of the home’s most unexpected spaces: a generous loft beneath the pitched roof. Warm wood ceilings follow the roofline, while windows bring in light and treetop views. It feels like a private world of its own, equally suited to a screening room, library, studio, home office or guest suite.
Outside, covered terraces, slatted pergolas and garden paths give way to meadow alive with grasses and wildflowers. Adirondack chairs at the edge of the hill invite you to take in the western view. The property feels wonderfully private yet expansive, with the house almost hidden within the landscape.
Despite its seclusion, the Beechwoods is just ten minutes from Callicoon. Visit the farmers’ market, Callicoon Wine Merchant, Black Walnut or the historic Callicoon Theater. Nearby Seminary Hill offers cider, food and views across the Delaware River Valley. The river invites swimming, kayaking, tubing and fishing throughout the warmer months.
Ten minutes away, Jeffersonville is home to Sullivan Sundries, a destination for coffee, provisions and home goods. Bethel Woods brings concerts and festivals to the historic Woodstock site, while Narrowsburg, Livingston Manor and Roscoe offer restaurants, breweries, antiquing and fly fishing.
Just 2.5 hours from New York City, 506 Beechwoods offers a rare combination of deep quiet and genuine connection. Offered furnished, its layered interiors feel immediately inviting: removed from everything when you want to be, with some of the Catskills’ best food, culture and small town life close at hand.
Unique Opportunity: Historic North Branch Firehouse
We are proud to present a rare opportunity to own the historic Old North Branch Firehouse, a versatile property offering endless residential and commercial possibilities. Ideal for an event space, gallery, studio, gym or dance school, Airbnb, workshop, or a variety of new business ventures for the area.
First Floor
With its own private entrance, the first floor features high ceilings, a large kitchen, spacious bathroom, one bedroom, and an expansive open living area with room to easily add another bedroom. Also on this level is the former firehouse apparatus room—now a two-truck garage with 10-foot ceilings—currently used as an artist work and exhibition space. This area could also serve as a workshop, studio, or creative space and includes 220-volt industrial electrical capacity.
Second Floor
The second floor offers charming mid-century character, highlighted by high ceilings, polished hard-pine floors, broad window casings, a small stage, and four closets. The space includes an open living, dining, and exercise area plus a separate bedroom. Formerly a dance hall and currently operating as a high-end vacation rental, it features a full-size kitchenette and could easily function as a separate apartment with a dedicated bathroom off the first-floor entry foyer. This flexible space would also be ideal for a yoga studio, dance studio, personal training space, meeting hall, or live/work studio.
Additional Buildings
The property also includes two outbuildings:
• A 1,440 sq ft metal pole building on a poured concrete foundation with 14′ x 14′ sliding doors and an 18′ peak ceiling, currently used as a sculpture studio. Perfect for a workshop, studio, vehicle storage, or boat storage.
• The original 1800s wooden firehouse, approximately 270 sq ft, with a poured concrete slab and currently used for storage.
Outdoor Features
Enjoy a low-maintenance yard with mature fruit trees including apple, pear, peach, and plum, along with 50 high-yield blueberry bushes and rhubarb plants—perfect for outdoor entertaining and gardening.
Some major highlights of the location is the renowned North Branch Inn, a sought-after 5 star restaurant located just across the street. The incredible hamlets like Callicoon and Jeffersonville are just minutes away.
Recent Improvements & Utilities
• Two separate heating systems
• Septic system (2011)
• Well pump (2004)
• Water heater (2021)
• Oil furnace (2022)
• Propane furnace (2020)
• Metal roof
• Updated PEX plumbing
This unique property combines historic charm, flexible space, and incredible potential for residential living, creative work, or business development.
Set well back from one of the most scenic roads in Sullivan county, Dragonfly Cabin is a hidden gem in the bucolic rolling hills outside of Livingston Manor. Fully renovated in 2026, this is a turnkey country escape that checks the most significant boxes: location, privacy, and style.
A rustic, cedar-clad exterior makes for a house that suits its surroundings, but step inside and the story is that of high ceilings, expansive light, and a more contemporary taste. The wide open living space enjoys southern and western exposure for year round light through the picture windows. A clean and open kitchen with crisp white counters, zellige tile, wood cabinetry, and stainless steel appliances makes for a serene space that anchors the room. A vaulted ceiling with a pair of accent beams complements the airy feel of the space.
Three bedrooms, including a primary with en-suite bath are tucked down the hall beyond the kitchen. All bedrooms enjoy ample closets, and while none are massive – like the house itself, all are efficient in scale. The primary is suited to a King sized mattress, while the other two are better suited to Queen or otherwise. A shared hallway bath is well located for guests, whether overnight or just dropping by. A full, unfinished basement presents plenty of potential for conversion, and features a laundry space with brand new units. There is a tidy simplicity to the layout as well as the choices within. This is a house to be enjoyed on day one with no questions left unanswered.
Step outside through the sliding doors and one of the premiere features of the home exposes itself. A large, newly rebuilt wrap-around deck expand the footprint of the home dramatically. There is plenty of room for dining, lounging, and even an amenity or two should you so choose. A unique nook placed at the corner of the deck is a defining feature and demands attention – a fun architectural moment to play with.
And while the deck is luxurious in scale, you still get to enjoy your 7+ acres of serene and private land. Surrounded by mature trees for a deep sense of privacy, a large sloped lawn rolls down the hill towards your private pond. A steady running creek defines the southern border of the property – and provides a soothing sonic backdrop. Long range westerly views are available with some choice tree trimming, but sunsets are to be enjoyed daily regardless. The whole property has a lovely sense of scale and place. This home has a real story on the side of this hill – and its now ready for its next chapter.
As wonderful as the home and setting are – one of the highlights of Dragonfly Cabin is also its privileged location. Only 10 minutes southwest of Main St. Livingston Manor., you have direct access to one of the premier Catskills towns full of dining and shopping options. Head the other direction, and you are only 3 minutes to Callicoon Center (pool passes at Callicoon Hills anybody?), 8 minutes to North Branch, 11 minutes to Jeffersonville, and 18 minutes to Callicoon. What a treat to have a place to truly disconnect without giving up the charms and comforts of some of Sullivan’s finest towns. Dragonfly Cabin checks the boxes and then some for a full time home, a weekend escape, or a fruitful investment property. Come take a look.
Your Catskills escape awaits! This inviting 2-bedroom, 2-bathroom condo at Villa Roma offers the perfect blend of comfort, recreation and resort-style living.
Enjoy access to an incredible range of amenities and activities, including indoor and outdoor pools, golf, tennis, pickleball, hot tubs, dining, live entertainment, skiing, snowboarding, snow tubing and more.
Whether you’re looking for a weekend getaway, vacation home or investment opportunity, this property puts four-season Catskills recreation right at your fingertips.
Just minutes from Callicoon’s shops, restaurants, farmers markets and the Delaware River, you’ll have everything you love about the Catskills close by.
Own the getaway. Enjoy the resort. Live the Catskills lifestyle.
Enjoy unforgettable sunsets from this beautifully renovated 4 bedroom, 3 bath home set on 1.5 acres. Designed for both comfort and entertaining, the home features oversized double back decks that seamlessly extend your living space outdoors.
Inside, warm wood floors, recessed lighting, and spacious rooms create a bright and inviting atmosphere, complemented by large walk in closets and a practical layout. A 2 car garage and easy main road access add everyday convenience. The home’s accessible location means easy winter access without long winding driveways to maintain. You’ll enjoy a quick connection to main roads while still appreciating a peaceful sense of privacy from inside the home and from the backside of the home that feels like you’re miles away from everything. This home is the perfect blend of comfort and style, making it an ideal retreat. Buy now and be in by summer. Start making unforgettable memories.
Minutes from village of Jeffersonville’s charming main street offering restaurants, shops and everyday essentials. Not far from Bethelwoods Performing Arts Center, Resorts World Casino and Kartrite Indoor Water Park.
Buyer to do due diligence and verify all information.
Beautiful farmstead with 23+ acres of property (additional land available) has been in the same family for generations. Includes two vintage handyman farmhouses and multiple outbuildings plus a large rustic barn in need of repair. Land is gorgeous with open meadows, some woods, stone walls and a lovely pastoral view. The homes each offer 3 bedrooms; one has two enclosed porches and a walk-up attic. Room count and SF in listing combines both. One home was built in 1920, the other in 1940; both need lots of elbow grease, however, they are bursting with potential. Zoning is CD – Conservation District – which allows for 3-acre minimum lot size and is intended to protect the sensitive natural areas in the Town of Callicoon from over-development. Located in an extremely beautiful area, this property is perfectly suited for multi-generational living, investment opportunity with two rentals or live in one and rent the other, as well as the perfect getaway. Plenty of open space and usable land for horses, farm animals, gardens, greenhouses, pets and recreation or whatever your agricultural needs may be. Enormous frontage would make it easy to subdivide if desired. Land is fairly level with a gentle slope and there are seasonal views of Stump Pond. Peach trees, rhubarb and concord grapes are just a few of the pleasant farmland surprises. 10+ acres just across the road are also available for sale.
Located on a beautiful country road in the Youngsville/ Livingston Manor area this 10+ acres offers open and level meadow as well as gently sloped wooded area. Up the hill with a few trees removed you can seemingly realize some lovely bucolic and distant mountain views. Tons of wildlife on this quiet and peaceful land. Zoning is CD – Conservation District – which allows for 3-acre minimum lot size and is intended to protect the sensitive natural areas in the Town of Callicoon from over-development. Farm across the street is also listed for sale on 23+ acres.
