Seller's Agent in 2026
Jessica Brasseur
Houlihan Lawrence Millbrook Of
(850) 714-3045
5 in this area
99 Total Sales
36 Cross Patch Rd Willow, NY 12495
2
Beds
1
Bath
602
Sq Ft
3.86
Acres
Highlights
- View of Trees or Woods
- 3.86 Acre Lot
- Wood Burning Stove
- Woodstock Elementary School Rated A-
- Deck
- Private Lot
About This Home
As of February 2026This sale includes not only the fully restored Cross Patch Cabin but also a separate nearly two-acre stream-front buildable lot combined with over 400 feet of frontage - an opportunity rarely found at this price point. Together, the two wooded parcels total almost four acres and offer privacy, flexibility, and investment potential: keep the existing cabin as your hideaway and build a second home on the adjoining lot, or use it for future expansion. Deep in the quiet woods of Willow, where trout streams wind and songbirds keep watch, sits a hand-built home that feels lifted from a storybook. Originally constructed in 1977 and fully restored with additions in 2020, Cross Patch Cabin blends rustic character with modern comforts. The cottage has been reimagined with intention: a wraparound porch that frames the forest, a warm living area with a wood-burning stove, and two bedrooms with a new full bath. The lower level provides storage and laundry, while modern infrastructure including all new artesian well, septic, insulation, roof, all-new plumbing and electric, on-demand hot water, and a full-house generator ensures effortless living. Outdoors, an open-air shower, fenced yard, and seasonal mountain views complement the wooded setting. Just minutes from Woodstock's center and Catskills trailheads, Cross Patch Cabin offers quiet privacy with modern convenience ideal as a full-time residence or weekend retreat.
Last Agent to Sell the Property
Houlihan Lawrence Millbrook Of License #10401342395 Listed on: 09/24/2025
Home Details
Home Type
- Single Family
Est. Annual Taxes
- $6,159
Year Built
- Built in 1977
Lot Details
- 3.86 Acre Lot
- Private Lot
- Level Lot
- Wooded Lot
- Property is zoned R5
Home Design
- Cabin
- Pillar, Post or Pier Foundation
- Metal Roof
- Wood Siding
Interior Spaces
- 602 Sq Ft Home
- 1-Story Property
- Wood Burning Stove
- Wood Flooring
- Views of Woods
- Unfinished Basement
- Partial Basement
Bedrooms and Bathrooms
- 2 Bedrooms
- 1 Full Bathroom
Laundry
- Dryer
- Washer
Parking
- Detached Carport Space
- Driveway
Outdoor Features
- Deck
- Wrap Around Porch
Schools
- Woodstock K-3 Elementary School
Utilities
- Baseboard Heating
- Heating System Uses Steam
- Power Generator
- Well
Listing and Financial Details
- Legal Lot and Block 21.000 / 1
- Assessor Parcel Number 15.1-1-20
Ownership History
Date
Name
Owned For
Owner Type
Purchase Details
Listed on
Nov 29, 2017
Closed on
May 16, 2018
Sold by
Levin M David
Bought by
Brasseur Sara
Seller's Agent
unknownagent unknownagent
unknownoffice
Buyer's Agent
Joseph Walker
Joseph S Walker Jr
List Price
$149,000
Sold Price
$140,000
Premium/Discount to List
-$9,000
-6.04%
Home Financials for this Owner
Home Financials are based on the most recent Mortgage that was taken out on this home.
Avg. Annual Appreciation
17.80%
Purchase Details
Closed on
Jan 25, 2008
Sold by
Levin M David
Bought by
Levin Thunder
Purchase Details
Closed on
Aug 9, 2006
Sold by
Levin M David M and Levin Glenis
Bought by
Levin M David
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Home Values in the Area
Average Home Value in this Area
Purchase History
| Date | Type | Sale Price | Title Company |
|---|---|---|---|
| Quit Claim Deed | -- | -- | |
| Quit Claim Deed | -- | -- | |
| Quit Claim Deed | -- | -- | |
| Bargain Sale Deed | -- | Lawyers Title Insurance Corp | |
| Bargain Sale Deed | -- | Lawyers Title Insurance Corp | |
| Bargain Sale Deed | -- | Lawyers Title Insurance Corp | |
| Interfamily Deed Transfer | -- | Lawyers Title Insurance Corp | |
| Interfamily Deed Transfer | -- | Lawyers Title Insurance Corp | |
| Interfamily Deed Transfer | -- | Lawyers Title Insurance Corp |
Source: Public Records
Property History
| Date | Event | Price | List to Sale | Price per Sq Ft | Prior Sale |
|---|---|---|---|---|---|
| 02/04/2026 02/04/26 | Sold | $575,000 | -8.0% | $955 / Sq Ft | |
| 11/23/2025 11/23/25 | Pending | -- | -- | -- | |
| 09/24/2025 09/24/25 | For Sale | $625,000 | +346.4% | $1,038 / Sq Ft | |
| 05/17/2018 05/17/18 | Sold | $140,000 | -6.0% | $486 / Sq Ft | View Prior Sale |
| 03/27/2018 03/27/18 | Pending | -- | -- | -- | |
| 11/29/2017 11/29/17 | For Sale | $149,000 | -- | $517 / Sq Ft |
Source: Hudson Valley Catskills Region Multiple List Service
Tax History
| Year | Tax Paid | Tax Assessment Tax Assessment Total Assessment is a certain percentage of the fair market value that is determined by local assessors to be the total taxable value of land and additions on the property. | Land | Improvement |
|---|---|---|---|---|
| 2024 | $5,399 | $190,000 | $71,100 | $118,900 |
| 2023 | $5,454 | $190,000 | $71,100 | $118,900 |
| 2022 | $4,656 | $190,000 | $71,100 | $118,900 |
| 2021 | $4,656 | $190,000 | $71,100 | $118,900 |
| 2020 | $4,019 | $190,000 | $71,100 | $118,900 |
| 2019 | $1,637 | $140,000 | $71,100 | $68,900 |
| 2018 | $1,733 | $76,000 | $71,100 | $4,900 |
| 2017 | $1,672 | $76,000 | $71,100 | $4,900 |
| 2016 | $1,637 | $76,000 | $71,100 | $4,900 |
| 2015 | -- | $76,000 | $71,100 | $4,900 |
| 2014 | -- | $76,000 | $71,100 | $4,900 |
Source: Public Records
Agents Affiliated with this Home
-
Jessica Brasseur
-
Sharon Breslau
Buyer's Agent in 2026
Sharon Breslau
Berkshire Hathaway Home Services
(845) 679-3691
31 in this area
109 Total Sales
-
u
Seller's Agent in 2018
unknownagent unknownagent
unknownoffice
-
Joseph Walker
J
Buyer's Agent in 2018
Joseph Walker
Joseph S Walker Jr
(845) 389-7542
1 in this area
28 Total Sales
Map
Source: Hudson Valley Catskills Region Multiple List Service
MLS Number: 20254577
APN: 5800-015.001-0001-021.000-0000
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