General guidelines about what houses cost in Sullivan County, NY
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 may be on busy roads, have less attractive settings or are in less desirable locations — factors that may limit their appeal to second home buyers. Setting features and location can greatly impact prices. A great view, a good swimming pond or a rushing creek can add significantly to price. (Updated March 2015)
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, riverfront houses (which tend to be priced similarly to lakefronts) , townhouses/condos and more primary or ‘suburban’ style in town 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.
When you search online, you’ll find examples in almost every category below at prices substantially less than what I’ve estimated. But if a house is priced substantially less than the range for that type of property, there’s usually a reason why. I’ve been out with hundreds of buyers over the years, and have a pretty good feel for the factors buyers, particularly second home buyers from the city, are looking for. These guidelines are based on what is likely a reasonable target range for real estate buyers for these types of properties in Sullivan County in 2015.