What Houses Cost Here

The following are very general price guidelines for the types of houses most second home buyers are looking for. The prices are based on houses that are in quiet, country settings (with the exception of "In Town Charm", below) and not on main roads. There are less expensive houses for sale here, but they either generally aren't the type of places most second home buyers are looking for. Less expensive houses may be on busy roads or in less attractive settings. Setting features and location can greatly impact prices. Good view property, for example, can be substantially higher, as can houses with attractive water features like ponds or creeks. (Updated Feb 2010)

Of course, there are a lot of variables that go into a property's value, so take these as rough guidelines. But if you asked a dozen Realtors here in Sullivan County, they'd probably agree that these are pretty close. I haven't included every possibility, like renovated barns, riverfront houses, townhouses/condos and more primary or 'suburban' style houses. The bottom line is that you probably aren't going to find a farmhouse in "move-in" condition in a quiet country setting for much under $200,000. But that doesn't mean you can't find an attractive getaway here for a moderate price.

Farmhouses

$175,000 to $750,000, depending on size and amount of acreage, in good condition. Farmhouses with large acreage (80+) can sell for more. At the lower end of this range, you're looking at smaller houses, about 1,200 to 1,500 sq. ft. on 3 to 5 acres; at the upper end, likely 50+ acres. Some "estate quality" large farmhouses on substantial acreage (100+) can be above $1 million.

With authentic farmhouses in short supply, new construction "reproduction" farmhouses, with authentic detailing combined with more modern layouts, are a good alternative. 1,000 sq. ft., 2 bedroom cottages from Catskill Farms, the leading builder in this genre, start about $300,000.

Classic Ranch or Cape

$150,000 to $275,000 with 3 bedrooms on 2 to 5 acres, up to $350,000 for a larger 4BR ranch or cape on 10 to 15 acres.

Log Homes

$200,000 to $250,000 for smaller, 1,200 sq. ft. log homes on 2 wooded acres to $600,000 or more for larger, 2,500 to 3,000 sq. ft. on larger acreage or with views or a pond.

Private Lakefront

$400,000 to $1 million on a 2 to 5 acre lakefront lot with 200 to 300 ft. lake frontage. At the Chapin Estate, one of our most upscale communities, large Adirondack lodge style lakefront homes can climb well above $2 million. You can find more information on lakefront options on my page: Sullivan County lakefront property.

Traditional Lakefront

$250,000 (for a small cottage under 1,000 sq. ft., often seasonal requiring winterizing) to $425,000 for a larger cottage. Small lots, closer neighbors. A few traditional lakes with the most 'mountain lake getaway feel' — like Wolf and Tennanah — can command higher prices.

In-Town with Charm

$150,000 for a smaller house 2 bedroom to $350,000 for a larger Victorian with classic detailing. On smaller, town-sized lots. (Less expensive in Village of Liberty due to higher taxes).

"To Die For" Cute in the Country

$250,000 to $500,000. Craftsman or Adirondacks style, original detailing and stone work, nice setting. 3 to 10 acres, with a stream or pond. Occasionally there are more quirky one bedroom houses converted from small barns or farm outbuildings in the low $200's.

Farmhouse Fixer Uppers

As low as $100,000 for a smaller fixer on a couple of acres that needs everything; $150,000 to $300,000 for up to 10 acres to $300,000. Fixers with larger acreage can go correspondingly higher, to closer to $800K or $1M with 100 to 200 acres. These 'handyman' houses often need total renovation, including all new systems.

Small 60's or 70's Era Ranch-Style

$125,000 to $225,000 on 2 to 10 acres. Typically these are smaller 2 bedroom, 1 bath houses, about 1,000 sq. ft. Don't think "cool midcentury", though. More likely houses of this era will have paneling and shag carpeting. But they're one of the most affordable options for a getaway in the country.

Cabins

A "cabin in the woods" on 5 or so wooded acres starts around $150,000 for a small cabin under 1,000 sq. ft., and goes on up to the mid/upper $200's for a larger rustic home on a few more acres. But the little rustic cabin on a few acres for $50K doesn't really exist.

Lakefront in Newer Community

$350,000 to $750,000. 1/4 to 1 acre lots, 90 to 140 ft. lake frontage. Often nice lake settings, but not totally private like more expensive "private lakefront."

Non-Lakefront with Lake Rights

$200,000 to $350,000 in a newer community on a 1-5 acre lot; $150,000 to $275,000 in an older traditional lake community, $125,000 for a small (under 900 sq. ft.) cottage on a 1/4 acre lot in Smallwood. Best value is in a lake community like Emerald Green with great amenities but a more 'suburban' feel than some more rustic areas.

Country Contemporary

$250,000 to $500,000 on 5 to 10 acres, depending on size, style and setting. 1,600 to 2,400 sq. ft. Dramatic, architect-designed modern houses (in contrast to more traditional contemporary styles), which are still quite rare here, carry a premium.

Country Suburban

$175,000 to $350,000
Newer, vinyl-sided splits, colonials and capes on 5 to 10 acres. These can be great values, offering a lot square footage and acreage for the price.