The Delaware River brings an outdoorsy vibe to Cochecton
The Delaware River flows alongside Cochecton, a rural town in New York’s Sullivan County, which hints at what draws residents here. Outdoor recreation is a huge part of life here, and a lot of properties are vacation homes and short-term rentals. The small town is made up of several hamlets and communities, including Lake Huntington, Skinner’s Falls and Cochecton Center. And for those looking for bigger cities, Pennsylvania is right across the river and easily accessible via the Cochecton-Damascus Bridge.
The cost of owning a home in Cochecton
The median home price in Cochecton is $438,000, which is much lower than nearby towns like Monticello and Bethel but on par with Forestburgh, another rural community. Prices start under $100,000 and climb to the lower $800,000s. Properties typically linger on the market for 120 days, more than twice the national average of 54. As far as property taxes go, “everything’s relative, but they are not the highest in the county,” says Elizabeth Bernitt, a licensed associate real estate broker with Century 21 Geba Realty who’s been selling in the area for 22 years.
Winters in this part of the state are cold and snowy, so you can expect high heating costs. And depending on the age of the house, you might need to invest in repairs or remodeling. “There are more older homes in Cochecton,” Bernitt says. “You want a highly recommended inspector . . . someone who has a team, because some of the properties are larger, they’re older, and getting more sets of eyes on that would be really good.” Flooding can be an issue for properties near the river, but most houses are well away from the danger zone.
Many houses are second homes or rental properties
You’ll find a lot of different housing styles in Cochecton, from rustic log cabins to sleek contemporary homes. Most properties include several wooded acres, and some have access to Lake Huntington. “It’s very easy for people to have second homes in this area, and they do,” Bernitt says. “Airbnb is good; you can have a second home and supplement the income of that home.”
Cochecton has several public boat launches and fishing spots
Between the Delaware River and Lake Huntington, Cochecton is a haven for anglers and boaters. “More people are using the Delaware,” Bernitt says. “I’ll put my kayak in at Callicoon, which is in the town of Delaware, and I’ll go to Cochecton and get out. It’s this really cool vibe.” Here’s the rundown on public access:
- Lake Huntington has a fishing spot with a small boat launch off Route 52, but there’s only room for a few cars
- Skinner’s Falls Boat Launch offers plenty of parking near a swimming beach
- Cochecton-Damascus Bridge has another fishing area and a ramp for smaller boats
Heinle’s Field serves as a community gathering spot. “Softball and soccer are played there in season by youth groups, so that definitely brings people out,” Bernitt says. There’s a playground on the far end of the baseball field, and Heinles General Store and Himalayan Tavern are right across the street if you want to grab a quick bite after the game.
Groceries and medical care are 10 to 20 minutes away
Aside from Heinles, there aren’t any grocery options in town, so most people go to Narrowsburg or @Callicoon Callicoon when it’s time to stock the pantry. “They both have really vibrant Main Streets,” Bernitt says. Callicoon also has a popular farmers market that’s open year-round on Sundays. Narrowsburg is 10 minutes away, and Callicoon is a 20-minute drive. For 24-hour health care, Garnet Health Medical Center – Catskills is just outside Callicoon.
Most people work from home or commute to nearby towns
Since there aren’t many jobs available in this rural town, most people commute. Monticello is about half an hour away, and it’s about 50 minutes to Port Jervis and Matamoras, Pennsylvania. Top industries include:
- Health care
- Tourism and hospitality
- Social services
- Manufacturing
- Retail
A lot of people work from home, too, even though connectivity is challenging at times. “Cell service can be spotty,” Bernitt says. “But internet service in Cochecton and Delaware has improved since COVID.”
Students can attend Sullivan West Central schools
Most kids attend schools in the Sullivan West Central School District. The elementary school serves students from prekindergarten through Grade 6, and Sullivan West High School at Lake Huntington takes over for seventh grade through senior year. Cochecton Christian Homeschool Cooperative offers a private option right in town that relies on a cooperative model with an increased parental involvement in overseeing school operations.
