Wurtsboro and the Far Southeast
Pros: Convenient to the city, protected Basherkill area
Cons: Limited country property, relatively expensive

The closest area to New York City (about 1:15 from the GW Bridge), this region relates more to Orange County than the rest of Sullivan, with a number commuters to Middletown and further south. There is a small stock of available housing here and prices are closer to Orange County levels. There is less 'country' property than in areas farther north, but the hamlet of Wurtsboro offers a great opportunity for someone looking to renovate an 'in town home', convenient to the city but with quick access to the rural charms of Sullivan County. Yankee Lake and Masten Lake, northwest of Wurtsboro, are more traditional lake developments with tightly packed houses, but on Yankee Lake in particular, there is sometimes a more private lakefront house available.

There is a downside to the proximity to Middletown and the city. As 'developable' land becomes scarce in Orange County, developers are turning to this region of Sullivan Country first. Kohl's has built a large warehouse here, and similar operations are being courted for this area. While good for the county economically, workers in these new businesses will add to the already substantial pressure on the limited housing stock.

The Southwest, Barryville and Eldred
Pros: Good prices, relatively undeveloped, scenic Delaware River vistas, convenient to the Port Jervis train station, many lakes
Cons: Fewer services, less of a 'community' feeling

The area around Barryville and Eldred has become quite popular in the last few years. This area is less hilly than other regions, and is more forested than the open, rolling farmland found further north. The terrain results in a greater amount of property here that affords privacy in smaller acreage sizes and at more affordable prices. Large sections of this region are occupied by Boy Scout camps and other non-profit groups, reducing the amount of land available for sale or development. This area is home to the Forestburgh Playhouse summer stock theatre, but otherwise tends to have fewer cultural and community events. Population density here is relatively low, and as a result there are fewer services like supermarkets and shops. There is a Peck's Supermarket in Eldred, and the upscale River Market in Barryville is a popular stop for sandwiches, baked goods and essentials. Residents of this area tend to relate to Narrowsburg, further north and Hawley, PA a few minutes west, for more services.

This is a great sportsman's area, and Route 97 along the river from Port Jervis north to Barryville is one of the most beautiful drives in the county. Homes with river views (when available) are far more affordable than father north, but generally have Route 97 between them and the river. There are a number of lovely lakes in this area, ranging from older style, more tightly packed (but quite affordable) lakes like Mohican, to newer lake areas like Lake Devenoge (one of my favorite) and Lake Joseph.

Ecce, a popular B&B perched on a ridge with dramatic views of the Delaware River, is located just north of Barryville. Click here for specific information about Barryville Real Estate.

The Traditional 'Catskills', Monticello, Liberty, Fallsburg and the East
Pros: Convenient to Route 17, good housing availability, lower prices, lake communities
Cons: Relatively dense, towns can somewhat run down, casinos

This region was the 'heart of the Catskills' in its heydey, home to such famed resorts as Grossingers (near Liberty) and the Concord (near Monticello.) This area, which is already the commercial heart of the county, will be home to the county's first casino (if approved) at the Monticello Raceway. This regionlikely to face significant development pressure, particularly east of Route 17 and along Route 17B west of Monticello, leading to the proposed Bethel Woods Performing Arts Center at the Woodstock site in Bethel, as well as the Kiamesha Lake/Concord area and Rock Hill.

Its impossible to draw a single profile of this area, which has the greatest variety in the county — from some of the most run down towns (with some of the least expensive property) to two of the most exclusive lake communities, Black Lake Estates and Chapin Estates (with some of the most expensive property.)

A major attraction of this area is the large number of lake developments. Sackett and Wanaksink lakes are older traditional developments with densely packed cottages. Lake Louise Marie and Emerald Green, outside of Rock Hill, have a more suburban feel. White Lake and Swinging Bridge Lake, two of the county's four 'motorboat' lakes, have a wide variety of homes hugging their shores. Smallwood, south of White Lake, with its log-sided 30's era cottages, has a funkier feel and is gaining popularity with artsy types from the city. But with any of the lake developments (with the exception of the more exclusive, high end ones), the tradeoff is privacy for lake convenience — the lots, in general, are pretty small.

Now, the villages. Monticello has little of interest, particularly for a second home buyer. Liberty, on the other hand, has a number of surprises, particularly for home buyers looking for a restored (or waiting to be restored) Victorian. A civic group is working hard to return the lustre to downtown LIberty. Homes in the Village of Liberty tend to be very reasonably priced, partly in response to the high taxes here (over 6% of assessed value, considerably higher than the 3 - 4% in other parts of the county), but proximity to Route 17 and convenient services make it a good choice for buyers willing to bet on the village's turnaround.

The Route 42 corridor, from Kiamesha Lake north through Woodbourne, includes the hamlets of Fallsburg, South Fallsburg and Hurleyville, can feel very run down. A focal point of this area is Kutsher's Resort, which is on the market and a likely focus for a large-scale developer.

West County and the River Townships
Pros: Small town country feel, beautiful vistas, Delaware River
Cons: Relatively high prices, few homes for sale

The west is the most pastoral area of the county, with farming rather than tourism being the most prominent industry during the last century. This is where you tend to find farmhouses on acreage with views. The terrain is rolling hills sweeping down towards the Delaware River, but very few lakes. The towns in this region have a small town, country feeling, with Jeffersonville and the area around it being one of the most popular areas in the county. Prices here, however, reflect this pastoral popularity, with renovated farmhouses on larger acreage priced upwards of $600,000. A nice 3 or 4 bedroom house on a country road with a few acres and possibly a view starts at about $300,000. You can, however, find a nice house in one of the hamlets in the $175K range, or a small, older ranch house on a few country acres for about the same price.

The Delaware River is the crown jewel of this area, and prime riverfront properties can be among the most expensive in the county. A house in one of the river hamlets like Callicoon or Narrowsburg, however, offers convenience to the river without the high price tag of an actual riverfront house (and the wide open farmlands are just a short drive or bike ride away.)

West County has the most 'Norman Rockwell, small town America' feel of any area in the county, with farmers markets, country auctions, and pancake breakfasts throughout the summer. Narrowsburg is home of the Delaware Valley Opera, one of the only community opera companies in the country, as well as the Delaware Valley Arts Alliance.

Click here for more specific information about Jeffersonville real estate or Callicoon Real Estate or Narrowsburg real estate.

North County - Livingston Manor, Roscoe, Lew Beach
Pros: Wild and scenic, relatively low prices
Cons: Distance from the city

The North is the among the most beautiful areas of the county and relatively undiscovered (and unspoiled) gem. This area is home to some of the most reasonably priced property in the county (the far northwest, in the Acidalia to Long Eddy area, which is beyond the magic 2 1/2 circle from NYC.) Its also home to some of the most expensive, particularly the upper Beaverkill Valley, where houses with pristine and protected views of the Catskill Park can fetch prices up to $2 million. Tennanah Lake, west of Roscoe, is a very pretty jewel of a motorboat lake, but properties here are seldom available and tend to be expensive. Just north of Tennanah is Lake Muskoday, one of our most affordable non-motorboat lakes. Nearby is the Tennanah Lake golf course, an 18 hole course with spectacular mountain views that is seldom busy.

North County is more mountainous and rugged, and is criss crossed by some of the most renowned trout fishing streams in the world - the Beaverkill, Neversink and Willowemoc. Actually riverfront property along these rivers are rarely available and quite expensive, but there are plublic fishing access points. While the area has traditionally attracted sportsmen and women for hubnting and fishing, its natural charms and proximity to the Catskill Park has increased its popularity among active-lifestylers into a range of outdoor pursuits.

Livingston Manor has undergone a substantial transformation, and is home to a great independent bookstore, an outdoors outfitter, a few art galleries, a bakery and coffee shop. Roscoe is also a lovely spot, but a little more 'Orvis fly fishing' than 'mountain biking' in style.

This region generally has very low density, and a lot of acreage isn't developable (due to the Catskill Park and NYC Reservoirs), so houses here can be difficult to find. There just aren't that many houses on the market at any given time, so if this is an area you want to be in, it can take time and patience.

I've written a page specifically about Livingston Manor Real Estate you may want to check out.

Click Here for Information on Catskill Real Estate in the other 3 Catskills counties