Home prices in Sullivan County, NY

Sullivan County New York Real Estate - Catskills Buyer Agency, the smart way to find and buy real estate in the Sullivan County Catskills

What Houses Cost in Sullivan County

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 house a second home buyer is looking for, are on busy roads or aren't in particularly attractive settings. (Updated July, 2006).

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 in-town "uncharming" 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 under $200,000. But that doesn't mean you can't find an attractive getaway here for a moderate price. Younger (mid-30's) second home buyers who really want the country charm and farm thing, but have a modest low to mid $200K budget, may want to look further out beyond the 3 or 3 1/2 hour circle from NYC into the western and northern reaches of Delaware County.

The Farmhouse. $400,000 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., with 1 bathroom.	The Farmhouse Fixer-Upper. $250,000 to $350,000 with up to 10 acres to $400,000 to $800,000 with 30 to 100 acres. (And I mean "fixer upper", typically requiring structural or systems work is addition to cosmetics.)
Larger Classic Ranch or Cape. $275,000 to $375,000 with 3 or 4 bedrooms on 5 to 15 acres. 1,600 to 2,400 sq. ft.	Small 60's or 70's Era Ranch-Style. $175,000 to $250,000 on 2 to 10 acres. 2, possibly 3 bedrooms, under 1,200 sq. ft.
Log Homes. $275,000 (for smaller, 1,200 sq. ft. on 2 wooded acres) to $650,000 or more for larger, 2,500 to 3,000 sq. ft. on larger acreage or with views or a pond.	The Cabin. $250,000 to $350,000 for 1,000 to 1,500 sq. ft. on a private 5 to 10 acre wooded parcel. Rustic or more contemporary styles. Can be tough to find in the low end of this range, from $250K to $300K.
Private Lakefront. $525,000 to $1 million on a 2 to 5 acre lakefront lot with 200 to 300 ft. lake frontage (with higher prices for Chapin Estate.) More information on Sullivan County lakefront property.	Lakefront in Newer Community. $450,000 to $700,000. 1/2 to 1 acre lot, 90 to 140 ft. lake frontage. Nice settings, but not totally private.
Traditional Lakefront $350,000 (for a small cottage under 1,000 sq. ft.) to $500,000 for a larger cottage. Small lots, close neighbors.	Non-Lakefront with Lake Rights. $275,000 to $375,000 in a newer community on a 1-5 acre lot; $150,000 to $225,000 in an older community like Mohican Lake or Smallwood (on 1/4 to 1/2 acre); $125,000 to $150,000 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.
In-Town with Charm. $175,000 for a smaller house to $350,000 for a larger Victorian with nice detailing. On smaller, town-sized lots. (Less expensive in Village of Liberty due to higher taxes).	Contemporary in the country. $325,000 to $400,000 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, can fetch substantially higher prices.
"To Die For" Cute in the Country. $350,000 to $500,000. Craftsman or Adirondacks style, original detailing and stone work, nice setting. 3 to 10 acres, with a stream or pond.	"Suburban country" $250,000 to $350,000. Newer, vinyl-sided splits, colonials and capes on 5 to 10 acres. These can be great values, for the amount of square footage and acreage for the price.