A Gay Person's Guide to Real Estate in Sullivan County

Sullivan County, New York - two hours northwest of New York City in the Catskills - is an open, friendly and affordable location increasingly chosen by gay and lesbian New Yorkers looking for a second home. Rolling hills, quiet country roads, hiking trails, lakes, rivers, exceptional beauty and clean air have made the Sullivan County Catskills a recreational choice for generations. Sullivan County's unhurried, small town atmosphere is a plus for gay people wanting an alternative to the hectic social whirl of the Hamptons or the congestion and expense of the Berkshires. Sullivan County has no huge shopping malls or traffic jams.

Here are answers to some of the common questions gay men and lesbians have when considering Sullivan County. If you have any other questions, feel free to callme, David Knudsen - Sullivan County's full time gay Realtor® and founder of gaysullivan.com - at 845-887-5855 or drop me an email at davidk@beechwoods.net.

Are there lots of gay people in Sullivan County?
Any estimate of numbers is highly speculative. But clearly gay and lesbian singles and couples have been moving to the county in increasing numbers. The 'gay discovery' of Sullivan County has been prominently featured in the local papers, as well as a number of New York City-based magazines and newspapers, including "W". Sullivan County is referred to in some circles as the next "hot" place. Over 450 people have listed themselves on gaysullivan.com, and gaysullivan's summer events regularly attract hundreds.

What types of gay people choose Sullivan County?
A wide range of gay people move up here. The average age seems to be early to mid-40's, with a significant number of gal folks in their mid 30's. About 70% are couples and 30% singles. Most people coming here are looking for a quiet retreat from the city, and social life tends to be low key. There are no gay bars, so folks looking for lots of night life don't tend to come this way. This is not the place to buy a second home if you plan to have waves of houseguests who want to go out for cocktails at 5. The breakdown on second-homers seems to be 80% men and 20% women, and a number of couples have children. Professional backgrounds vary.

If I'm not on the "A" list, will I be happy in Sullivan County?
Absolutely! If anything, Sullivan County is "anti A list". People come here because there isn't a rigid social hierarchy. One of the most delightful aspects of Sullivan County is the social fluidity and possibility of meeting so many different kinds of people. Conspicuous displays of wealth are frowned upon here and social exclusivity is considered gauche, if not downright rude. Sullivan County is a place where you can relax and shed the weight of social obligation. It really is a throwback to a 'kinder, gentler' time. I'm continually amazed that this beautiful place, so close to New York City, lacks the 'hype' so common in other vacation areas around New York.

Is it easy to meet people here? A hearty, but qualified, 'yes'! A whole lot of folks up here are 'rah rah' Sullivan County boosters. We're very proud of the place and the fact that we chose it. We're very excited with each new person that chooses to come here — and like to make newcomers feel welcome. When you get here, list yourself on gaysullivan.com and email the people who are listed who live near you. You're sure to get a few cocktail or dinner invitations, and that will probably lead to a few parties, and, well, you're on your way. Gaysullivan events throughout the year are also a great way to meet people. But the people who are most successful in developing a social network here are those that 'give' as well as 'take' — remember to invite people to your house, as well. And a great way to expand your network of acquaintances is to get get involved in one of our civic organizations, even if you're a weekender. A Saturday morning planting flowers for your town's beautification effort or helping out on a Delaware Opera summer production can go a long way to expanding your social circle.

Is there any particular place in the county where gay people settle?
Frankly, no. Sullivan County is very large - the size of the state of Rhode Island - with greatly varying topography and atmosphere. Gay people, like most people settling here, are drawn to one part of the county or another and focus their search there. The southeast part of the county is more densely populated, but the most accessible to 'The City'. The western part of the county, near the Delaware River, is rolling farmland and small towns. The northeast section is more wild and forested and borders the Catskill Park. The old Victorian homes in the village of Liberty are a draw to that area. Lakefront property is available throughout the county. No matter where you settle, you'll find a number of gay neighbors near you.

Is there cultural life in Sullivan County?
Yes, but its lower key than the highly produced offerings in other areas. The Delaware Valley Opera in Narrowsburg is one of the only community opera companies in the country, and stages 3 productions every summer. The Forestburgh Playhouse is more traditional 'summer stock' featuring popular Broadway musicals. The Shandelee Music Festival is a 3 week classical festival in August in a lovely mountaintop setting. The Delaware Valley Arts Alliance nurtures local visual and performing artists and a number of new galleries have opened in the county. The Bradstan Hotel in White Lake has a weekly cabaret featuring top performers from the City. The Settler's Inn, just across the Delaware River in Hawley, PA, has a regular jazz series. And every weekend, particularly in the summer, there are a number of other performances throughout the county.

The big news, though, is the new Performing Arts Center being built on the site of the Woodstock Music Festival in Bethel. Billionaire and philanthropist Alan Gerry purchased the site and the surrounding farmland with the intent of building a world class performing arts center in the tradition of Tanglewood. Plans are well underway, with the opening scheduled for 2004. Noted architect Richard Meier (who designed the Getty Center in LA) is designing the center. The New York Philharmonic has committed to a series of weekend concerts during the center's inaugural season, with the possibility the Philharmonic will make Sullivan County its permanent summer home.

What gay organizations and resources are there in Sullivan County?
Sullivan County's gay community has two main 'groups' - gaysullivan and "Out in the Catskills". Gaysullivan (online at gaysullivan.com) is primarily for people to people networking. Gaysullivan, started in 2000, hosts a number of events throughout the year. Each summer we produce "A Gay To Be Gay in the Catskills", a day long festival of gay and lesbian music and culture that attracts hundreds of people on Labor Day Weekend. Every Friday night at 10 PM, WJFF (90.5FM), our local public radio station, presents "Out Loud and Queer", one of only 2 gay/lesbian radio shows in New York State. This year we've formed the Day to be Gay Foundation, to raise money to benefit charitable organizations in the Sullivan County Catskills.

How much does a house cost in Sullivan County?
That's a loaded question, sort of like asking "How much does it cost to go on vacation?" While home and land prices have been increasing in Sullivan County, they are still much more reasonable than anything else within a two hour radius of New York City. Homes range from about $100,000 to over $1 million, but the average sale price in 2004 is about $165,000. You can find a comfortable house in one of the county's villages or hamlets for under $150,000. Lots of people dream of that quaint renovated old farmhouse on 5-10 acres on a quiet country road. They're scarce but available at a price - often at $300,000 and up. There are a hand full of trophy houses with substantial acreage in spectacular riverfront or mountaintop locations with price tags approaching $1 million. But Sullivan County has a large inventory of far more affordable homes built from the 1950's through the 1990's in a range of styles and prices. In general, prices here are 30-50% less than for comparable homes further east along the Hudson River.

I want to have weekend house guests from the City, but they don't have cars. How do they get up to Sullivan County?
The best option is the frequent Shortline bus service from Port Authority to Monticello. There is less frequent service to Liberty. There is no public transportation to west county, so you have to pick up your guests in Monticello. If you're in the southeast section of the county, your guests can take a Hudson Line train to Beacon, just across from Newburgh.

 

 

David Knudsen
845-887-5855
email: davidk@beechwoods.net