Sullivan County lakefront real estate tends to be in short supply. As a result, prices have climbed faster than almost any other property category in Sullivan County.

The typical lakefront buyer I talk to is looking for Adirondacks-style lakefront, private and pristine. It can be found here, most notably at the Chapin Estate development on Toronto and Swinging Bridge Reservoirs, but is pricey. Private lakefront lots at Chapin run from $425,000 to about $900,000 on Swinging Bridge and $600,000 to $1.3 million on Toronto, with construction prices from just under $200 to over $400 a square foot. All in, you're looking at about $1.2M+ for a modest-sized house on a lakefront parcel. I'm asked all the time if Chapin is worth it. The answer is a qualified yes. It is spectacularly beautiful and ecologically sensitive, offering a unique setting within 2 hours of NYC with very high construction quality. But is is not for the light of wallet. If you might be interested in exploring options at the Chapin Estate, I would be happy to work with you. I've also posted a more extensive page about Chapin as well as information on Chapin Estate resale properties.

Outside of Chapin, our lakes vary tremendously, from the privacy and quiet of Black Lake or York Lake to the busier, "summer cottage" atmosphere of White or Hunter Lakes. Lakes come in motorboat and non-motorboat varieties, and vary from modestly sized, 40 acre lakes great for swimming and fishing to Swinging Bridge, which, at 9 miles long with 1,100 acres, is the county's largest lake.

The lowest priced lakefront houses on one of the more traditional lakes start at about $350,000 and go up — waaaaay up — from there! At the lower end, $350K to $400K, you're looking at a 'cottage size' house on a small lot without much separation from neighbors. Very similar to many lakes in the Adirondacks, there may be a small road running between the house and the lake. A good sized (3BR, 1,600+ sq. ft), year round house in good condition with 75 to 125 feet of lakefront, starts in the mid $400's. $600,000 is about the starting point if you're looking for lakefront privacy.

Whether you're looking to spend $350,000 or $600,000 or even $1M on a lakefront house, keep in mind that at any price range inventory is usually tight. For example, if your budget is $400,000 to $500,000 and you want to be on a motorboat lake, there may only be one or two houses on the market at any given time to show you.

A lot of lakefront home buyers today want something with a rustic mountain getaway 'cabin' feel, which has strengthened demand in areas with that feel, like Wolf Lake. In the 70's and 80's, a few nice lake areas were developed (like Emerald Green and Lake Joseph) when the style trend was more 'suburban'. That style is somewhat less desirable among second home buyers today, and as a result, Emerald Green offers about the best overall lakefront value in the county, including a community swimming pool and tennis courts. You can get a good sized 3BR, 2BA lakefront house on about 1/3 acre at Emerald Green for less than you'll pay for a tiny 1,000 sq. ft. rustic cabin at Wolf Lake. But its not going to have that rustic, curl up on the bear rug in front of the stone fireplace feel.

Finding a good lakefront house here takes time, perseverence and flexibility, with an emphasis on flexibility! Many of the low to moderately priced lakefront houses are small or dated, and need expansion or renovation. Most of them were built in an era when people didn't crave privacy, but actually liked being close to their neighbors. Successful lakefront buyers here (unless they're in the very upper price ranges) are the ones that say "I'm willing to compromise on privacy (or house style or size) in order to have a lakefront getaway just 2 hours from my office."

In terms of lakefront lots to build, outside of a new development like Chapin there are very few available. Only a handfull of lakefront lots come on the market here every year and many of our lakes are 'fully built out'. Yes, you will see some less expensive (i.e. under $200,000) lakefront lots on websites, but these are often compromised by wetlands or have some other issue that makes them less appealing. In general, I'd say the starting point for a nice lakefront lot is about $350,000 to $400,000 (when they're available) and can range up above $1 million at Chapin. 2 new lake developments opened this year, both non-motor — Kenoza Lake Estates, with lakefront parcels from about $350,000 to $700,000 on a 90 acre lake between Bethel Woods and Jeffersonville, and the Legends at Tanzman Lake, a smaller, 15 to 20 acre non-motor lake outside of Parksville, with lakefront lots in the $300K..

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