Sullivan County NY Homes under $200,000

/5
$200,000
- 3 Beds
- 2 Baths
- 924 Sq Ft
7175 New York 42, Woodbourne, NY 12788

A peaceful country setting with plenty of room to breathe. This mobile home on 12+ subdividable private acres in Grahamsville, NY offers a rare blend of affordability, land, natural beauty, and future potential. Surrounded by woods, open space, and the quiet charm of the Catskills, this property is perfect for a rural retreat, weekend getaway, full-time country living, or future build site. The

Joseph LaBarbera Keller Williams Hudson Valley

7175 New York 42, Woodbourne, NY 12788
/9
$159,000
- Land
- 9,147 Sq Ft
- $757,143 per Acre
0 Lake Shore Dr E Unit KEY967485, Rock Hill, NY 12775

LAKEFRONT 75 miles from NYC! Rare Opportunity – Lakefront Living Awaits!Secure one of the few remaining buildable lakefront lots on stunning Lake Louise Marie in the heart of New York’s iconic Sullivan County Catskills. This private lakeside community offers the perfect setting to create your custom dream home, where every sunrise and sunset brings unmatched tranquility.Spend your summers

Jackie Siracuse Absolute Real Estate of NY Inc

0 Lake Shore Dr E Unit KEY967485, Rock Hill, NY 12775
/26
$150,000
- 3 Beds
- 1.5 Baths
- 911 Sq Ft
13 Eldridge St N, Monticello, NY 12701

Great opportunity, walk distance from the lake, just gorgeous must come and see it!!!!

Sandra Ozoria Cruz Network The Bronx Realty

13 Eldridge St N, Monticello, NY 12701
/27
$160,000
- 2 Beds
- 1 Bath
- 494 Sq Ft
47 Catskill Trail, Monticello, NY 12701

Experience the perfect blend of rustic charm and modern luxury in this move-in-ready seasonal retreat. Set on a lush .23+/- acre corner lot, this home has been meticulously maintained with a newer roof, exterior paint, gutters, plumbing, and water heater. The heart of the home is the chef-inspired kitchen, featuring quartz countertops, a classic farm sink, and custom wood cabinetry with

Randi Moody Malek Properties, Inc.

47 Catskill Trail, Monticello, NY 12701
/8
$189,900

$60K PRICE DROP
- 1,312 Sq Ft
143 State Route 55, Barryville, NY 12719

Located in the Town of Highland, this approximately 3-acre property offers a unique opportunity for redevelopment or investment. The site includes two bungalow-style homes in need of remediation and carries a multi-family 280 State Use within the R-1 zoning district (buyer to verify all permitted uses). Conveniently situated near public access to the Delaware River, as well as local shopping,

Mary Jones Rural Connection Inc.

143 State Route 55, Barryville, NY 12719
/7
$190,000
- Land
- 5.99 Acres
- $31,720 per Acre
TBD Meadow Ln, Fremont, NY 12766

This is a wonderful opportunity to build a dream waterfront home, situated in a cozy corner of the Sullivan Catskills, amongst the rolling hills and pastures. The 5.99 acres slope gently down towards Reichmann Pond, which feels more like a small lake. There is over 200 feet of waterfront and an easily buildable site. The water is clear, fresh, and known locally for great fishing. Build out a dock

Erik Freeland Country House Realty Inc

TBD Meadow Ln, Fremont, NY 12766
/9
$199,999
- Land
- 5.8 Acres
- $34,483 per Acre
1094 Old Route 17, Harris, NY 12742

Prime Investment Opportunity. Nearly 4 usable acres currently have 3 buildings, 2 of which are in poor condition and will need to be removed. One building has a new roof and is possibly salvageable. The value is in the land. This parcel is separated by Route 17, so approximately 2 of the 5.8 acres are on the other side of the road. Move quickly on this deal because land priced this well in this

Maxine Schulte The Maxx Group LLC

1094 Old Route 17, Harris, NY 12742
/13
$155,000

$16K PRICE DROP
- 2 Beds
- 1 Bath
- 780 Sq Ft
98 Buff Rd, Cochecton, NY 12726

Discover this charming countryside escape in the heart of the Catskills set on 2.5 scenic acres. This mobile home features 2 bedrooms and 1 bath, with a bright and comfortable layout. A spacious front deck overlooks the yard, perfect for morning coffee, summer gatherings, or simply soaking in the peaceful surroundings. All of this is just about two hours from NYC—making it the perfect full-time

Steven Cabrera Resort Realty

98 Buff Rd, Cochecton, NY 12726
/20
$119,000
- Land
- 5.8 Acres
- $20,517 per Acre
0 Blackberry Lake Rd Unit KEY932984, Callicoon, NY 12748

Beautiful building parcel located in Blackberry Lake Estates and offering distant views plus lake frontage! There is an existing grass driveway through the woods which opens onto a cleared meadow. A cleared path leads to 75 feet of scenic lake frontage. This diverse property would make a great homesite with so much to offer!

Linda Mulligan Matthew J Freda Real Estate

0 Blackberry Lake Rd Unit KEY932984, Callicoon, NY 12748
/17
$149,888
- 3 Beds
- 2 Baths
- 1,400 Sq Ft
10 Dartmouth Ct, Loch Sheldrake, NY 12759

Welcome to this well-maintained 3-bedroom, 2-bath home offering approximately 1,400 square feet of comfortable living space in Fallsburg. Featuring a functional layout with generously sized rooms, this home provides both comfort and versatility for everyday living. The bright interior and thoughtful floor plan make it easy to entertain or relax, while the bedrooms offer ample space and privacy.

Michael Babayev NEXTHOME PLATINUM PROPERTIES

10 Dartmouth Ct, Loch Sheldrake, NY 12759
/15
$150,000
- Land
- 4.92 Acres
- $30,488 per Acre
TBD Black Bear Crossing, Liberty, NY 12768

Welcome to The Landing at The Legends on Tanzman Lake. This vacant lot provides the perfect setting for a luxurious single-family home. With almost 5 bucolic acres and two private ponds, you can build your forever home or your peaceful weekend retreat. The lot is mostly cleared but surrounded by trees and it already has a driveway roughed in. There is electric and cable at the site, so this one

Alan Wieder Catskills Home Services

TBD Black Bear Crossing, Liberty, NY 12768
/39
$114,900

$10K PRICE DROP
- Land
- 10.3 Acres
- $11,155 per Acre
Lot 23 Deer Meadow Rd, Bethel, NY 12786

Experience elegant country living in the private gated lake community of Black Lake Estates. Black Lake is a 250+/- acre non-motorboat lake known for terrific fishing, boating, kayaking and quiet enjoyment. This lot is set at the end of a dead end on a natural pond. Abundant wildlife frolic here; deer, turkey, rabbits and plenty of waterfowl call this home. This magical woodland is dotted with

Carol Malek Malek Properties, Inc.

Lot 23 Deer Meadow Rd, Bethel, NY 12786
/14
$169,000

$20K PRICE DROP
- 2 Beds
- 2 Baths
4 Joe D Dr Unit 4C, Callicoon, NY 12723

Move In Today! Gorgeous & Renovated 2 Bedroom/2 Bathroom Condo on 2nd Floor. Open Eat-In-Kitchen, Large Dining Room & Living Room. Screened In Porch overlooking the Golf Course, Full Size Washer and Dryer, Recently Repainted, New Floors, Amazing Closet Space, Central Vacuuming, Cathedral Ceilings, Hi-Hats, New Window Treatments, Separate Water Heater and Oil Furnace. Apartment can remain

Linda Manginaro EAST COAST NEW YORK

4 Joe D Dr Unit 4C, Callicoon, NY 12723
/4
$200,000
- Land
- 12.76 Acres
- $15,674 per Acre
7175 New York 42, Grahamsville, NY 12740

A peaceful country setting with plenty of room to breathe. This mobile home on 12+ subdividable private acres in Grahamsville, NY offers a rare blend of affordability, land, natural beauty, and future potential. Surrounded by woods, open space, and the quiet charm of the Catskills, this property is perfect for a rural retreat, weekend getaway, full-time country living, or future build site. The

Joseph LaBarbera Keller Williams Hudson Valley

7175 New York 42, Grahamsville, NY 12740
/15
$159,000
- 3 Beds
- 1 Bath
- 752 Sq Ft
5 Chestnut St W, Wurtsboro, NY 12790

Nestled in Wurtsboro Hills and only 1.5 hours to NYC and 15 minutes to Middletown and Monticello is a weekend or year-round house with 3 bedrooms and one full bathroom..open floor plan..could hook up a wood stove in the living room..two decks one in the front and one in the rear of the house..nice mountain views..last owners used it as a weekend house. near shopping..restaurants..Skiing..casino

Peter Feinberg Keller Williams Hudson Valley

5 Chestnut St W, Wurtsboro, NY 12790
/10
$185,000

$10K PRICE DROP
- Land
- 21.4 Acres
- $8,645 per Acre
1432 Old Route 17, Roscoe, NY 12776

Situated between 2 charming fishing hamlets sits this 21+ acre parcel with town road frontage. Property can be subdivided, or just for your forever or get a way home!. Great for Hunting, close to fishing areas on the Beaverkill and the Willowemoc Rivers. Short distance to Towns of Roscoe and Livingston Manor for shops and eateries and The Catskill Flyfishing Center. 30 minutes to Bethel Woods and

Margaret Zanger Elliott & Pomeroy Inc

1432 Old Route 17, Roscoe, NY 12776
/40
$114,900

$40K PRICE DROP
- Land
- 10.3 Acres
- $11,155 per Acre
Lot 23 Deer Meadow Rd, Bethel, NY 12786

Experience elegant country living in the private gated lake community of Black Lake Estates. Black Lake is a 250+/- acre non-motorboat lake known for terrific fishing, boating, kayaking and quiet enjoyment. This lot is set at the end of a dead end on a natural pond. Abundant wildlife frolic here; deer, turkey, rabbits and plenty of waterfowl call this home. This magical woodland is dotted with

Carol Malek Malek Properties

Lot 23 Deer Meadow Rd, Bethel, NY 12786
/4
$135,000

$14K PRICE DROP
- Land
- 1.87 Acres
- $72,193 per Acre
0 Sackett Lake Rd Unit KEY926019, Monticello, NY 12777

Tucked away in Forestburgh, this land offers a peaceful escape. The surrounding region is famously quiet and undisturbed — one resident described it as “wild and undisturbed, a place where you can find peace, quiet and seclusion.” With frontage along a lake, you’ll enjoy gentle access to calm water, reflections of forested hills, and a panorama of untouched nature. While specific utilities on

Paola Alvarez Century Homes Realty Group LLC

0 Sackett Lake Rd Unit KEY926019, Monticello, NY 12777
/5
$150,000
- Land
- 10.04 Acres
- $14,940 per Acre
0 Creamery Rd Unit KEY974433, Bethel, NY 12720

Nestled along the serene and lightly traveled Creamery Road, this 10-acre rectangular parcel offers a rare combination of space, privacy, and opportunity. With an impressive 678 feet of road frontage, the property is easily accessible while providing the flexibility to subdivide or create multiple homesites if desired. The land itself is a beautiful mix of open fields and mature woods, creating a

Harold Reynolds R J Katz Realty

0 Creamery Rd Unit KEY974433, Bethel, NY 12720
/10
$160,000
- Land
- 21,780 Sq Ft
- $320,000 per Acre
Lot 114 Old Congress Rd, Thompson, NY 12701

Sackett Lake Estates is a build ready community. This listing is for 1 of 79 available lots that are build ready. The subdivision is only 4 miles from Monticello. The community roads have been dedicated. Water, Sewer, Electric and Phone service has been brought to each lot. Build your own dream home. Here is the perfect opportunity to build a community of single family homes and community

Tom Atkins Alliance Realty

Lot 114 Old Congress Rd, Thompson, NY 12701
/6
$150,000
- Land
- 1.54 Acres
- $97,403 per Acre
T/B/D Old Liberty Rd, Woodbourne, NY 12788

Prime Development Opportunity on State Route 52. Rare opportunity to acquire a "strategically located parcel" with direct frontage along SR-52 / Main St in a rapidly expanding growth corridor. Surrounded by both established neighborhoods and new residential development, this property offers strong upside for builders, investors, and long-term hold strategies. The site benefits from excellent

Fredericka Taylor Taylored Real Estate

T/B/D Old Liberty Rd, Woodbourne, NY 12788
/9
$129,000
- Land
- 5.25 Acres
- $24,571 per Acre
Lot 5 Timber Dr, Bethel, NY 12726

5.25-acre homesite in The Highlands, one of Bethel’s most private and architecturally distinctive communities. Set deep within a gated enclave of thoughtfully designed modern homes, this wooded parcel offers an exceptional opportunity to create a private retreat surrounded by nature, quiet, and strong contemporary design. The lot is fully wooded, highly buildable, and positioned to allow for a

Roderick Angle Callicoon Real Estate LLC

Lot 5 Timber Dr, Bethel, NY 12726
/18
$200,000
- Land
- 5.3 Acres
- $37,736 per Acre
Lot 13 Woodstone Trail, Bethel, NY 12720

This cove front lot on Swinging Bridge Reservoir in The Chapin Estate is the most competitively priced lakefront at this time. The driveway already in. Tucked in the cove for privacy with 138' of lake frontage on this heavily wooded lot. Looking for even more space? A neighboring 5-acre lot is also available and can be purchased together for a total of over 10+ acres of private lakefront land—a

Christine Vande Vrede Chapin Sotheby's Intl Rlty

Lot 13 Woodstone Trail, Bethel, NY 12720
/28
$154,900
- 4 Beds
- 1.5 Baths
- 1,836 Sq Ft
119 Katrina Falls Rd, Rock Hill, NY 12775

Summertime in the Sullivan County Catskills is the perfect time to undertake this home rehab project on Katrina Falls Road. This 1836 square foot two story has four bedrooms, one full and one half bath, an eat-in kitchen and a one car attached garage. The home is set on a level one acre lot, with a small storage shed and patio out back. The place has great potential, but will need significant

Keith Sumner John J Lease REALTORS Inc

119 Katrina Falls Rd, Rock Hill, NY 12775
/4
$200,000
- Land
- 12.39 Acres
- $16,142 per Acre
7173 New York 42, Grahamsville, NY 12740

A peaceful country setting with plenty of room to breathe. This mobile home on 12+ subdividable private acres in Grahamsville, NY offers a rare blend of affordability, land, natural beauty, and future potential. Surrounded by woods, open space, and the quiet charm of the Catskills, this property is perfect for a rural retreat, weekend getaway, full-time country living, or future build site. The

Joseph LaBarbera Keller Williams Hudson Valley

7173 New York 42, Grahamsville, NY 12740
/18
$115,000
- 3 Beds
- 2 Baths
68 Oxford Cir, Loch Sheldrake, NY 12759

Welcome to this beautifully maintained double-wide mobile home located in River Valley Estates (formerly Foxcroft Village), within the highly sought-after Tri-Valley School District. This one-of-a-kind home offers comfort, charm, and unique features you won’t find elsewhere. Step inside to discover a spacious and thoughtfully cared-for interior, highlighted by a private jacuzzi room, creating

Liza Ybanez Keller Williams Hudson Valley

68 Oxford Cir, Loch Sheldrake, NY 12759
/22
$120,000
- 3 Beds
- 2 Baths
- 997 Sq Ft
16 Shore Ln, Burlingham, NY 12722

Home is located in upstate NY approx. 70 miles North of NYC. Beautiful brand new home featuring 3 nice size bedrooms and 2 full bathrooms. Spacious open floor plan that flows well through the kitchen, dining nook and living room giving you an open and airy feel. Primary bedroom has a full attached bathroom. The additional two bedrooms and full guest bathroom are on the other side of the home

Sandra Spector Howard Hanna Rand Realty

16 Shore Ln, Burlingham, NY 12722
/19
$129,000
- 2 Beds
- 1 Bath
- 860 Sq Ft
105 Southwoods Dr, Monticello, NY 12701

Opportunity awaits at 105 Southwoods Drive in Monticello. Tucked away on a quiet road and set on just under an acre, this 2-bedroom, 1-bath cape offers a peaceful setting with room to reimagine and make it your own. This property is in need of renovation, however, the potential is there for the right buyer with vision.Conveniently situated near some of Sullivan County’s most popular

Dominick Tufano RE/MAX Benchmark Realty Group

105 Southwoods Dr, Monticello, NY 12701
/14
$150,000
- 2 Beds
- 1 Bath
- 1,551 Sq Ft
302 Todd Rd Unit T, Woodbourne, NY 12788

Welcome to desirable Buffalo Colony! This well-maintained 2-bedroom unit on Todd Road offers comfortable low-maintenance living in a peaceful community setting. Enjoy access to the community pool and beautifully kept grounds, perfect for relaxing during the warmer months. Conveniently located close to local amenities, shopping, and outdoor recreation. Annual HOA fees are approximately $5,000 and

Pamela Henning Keller Williams Hudson Valley

302 Todd Rd Unit T, Woodbourne, NY 12788
/23
$110,000
- 3 Beds
- 2 Baths
- 1,100 Sq Ft
8 Dartmouth Ct, Loch Sheldrake, NY 12759

Newly renovated 3-bedroom, 2 full bath mobile home located in River Valley Estates. This is a manufactured home community located about 2 hours from the city. The community offers a pool, basketball/tennis court, clubhouse, and playground. This community is in the Catskill Mountains, where people can enjoy the many amenities that the area has to offer. Close to the Neversink Reservoir, hiking,

Dorian Jennings Elliott & Pomeroy Inc

8 Dartmouth Ct, Loch Sheldrake, NY 12759
/30
$149,900
- Land
- 20.47 Acres
- $7,323 per Acre
Tbd Eagle Ave, Mongaup Valley, NY 12762

A total of 42 lots make up this offering of 20+ acres in what is known as ''The Birds'' in the Town of Bethel. This is beautiful recreational land with abundant wildlife, big boulders and is wooded with deciduous and evergreen trees. The topography is level and mildly sloping, relatively easy to navigate. Situated near to everything yet it feels like worlds away when you drive through the dirt

Carol Malek Malek Properties, Inc.

Tbd Eagle Ave, Mongaup Valley, NY 12762
/6
$175,000

$24K PRICE DROP
- Land
- 8,372 Sq Ft
- $910,510 per Acre
0 Floral Dr Unit KEY940546, Thompson, NY 12701

Discover the ideal setting to build your dream house. This property offers a perfect blend of privacy and convenience, with plenty of space to design a home that fits your lifestyle. Whether you envision a modern retreat or a classic residence, this land provides the foundation for endless possibilities.

Avigdor Rosenfeld Mimi Realty USA, Inc

0 Floral Dr Unit KEY940546, Thompson, NY 12701
/29
$124,900
- 2 Beds
- 1 Bath
- 780 Sq Ft
74 E Thompson Place, Monticello, NY 12701

Motivated seller!! Sweet Smallwood 3 season cottage is now on the market. Considerable eat in kitchen has plenty of cabinets, gas stove and ample countertop space for large family meals. Plenty of social gathering space in the living room and a newly added spectacular family room perfect for movie nights with gorgeous, warming, propane fireplace. Step out onto wrap around deck for sunrise coffee

Kerry Bigness Malek Properties

74 E Thompson Place, Monticello, NY 12701
/2
$195,000

$174K PRICE INCREASE
- Land
- 6,534 Sq Ft
- $1,300,000 per Acre
22 Jersey Rd, Mamakating, NY 12790

This parcel is being sold together with the adjacent property, offering the new owner the opportunity to enjoy a larger combined lot with added flexibility and potential. Price is for both parcels. Property is being sold as is.

Sammy Zambrano Keller Williams Realty

22 Jersey Rd, Mamakating, NY 12790
/2
$120,000
- Land
- 10,890 Sq Ft
- $480,000 per Acre
0 Sackett Lake Rd Unit KEY992049, Thompson, NY 12701

Opportunities like this are getting harder to find—a 0.25-acre vacant lot on Sackett Lake Road in Monticello, NY, ready for your custom residential build or next investment project. Set in a steadily developing area with strong demand, this parcel offers the flexibility to build exactly what you want—whether it’s a full-time residence, seasonal retreat, or income-producing property. Ideal for

Ephraim Brull Team W Realty LLC

0 Sackett Lake Rd Unit KEY992049, Thompson, NY 12701
/16
$125,000

$5K PRICE INCREASE
- 2 Beds
- 1 Bath
31 Laurel Trail, Wurtsboro, NY 12790

Handy man special needs total renovation interior and exterior has an extra building lot ideal for investors ,contractors or first time home buyers With renovation loans 3.5 percent down payment .Quiet area price to sell .one and half hours from New York City 15 minutes from Resorts World Catskills,20 minutes to Middle Town. 3 minutes off of Route 17

Joshua Harris JOSHUAS REALTY

31 Laurel Trail, Wurtsboro, NY 12790
/33
$175,000

$50K PRICE DROP
- 3 Beds
- 2 Baths
- 1,600 Sq Ft
17 Gold Dan Rd Unit 56C, Swan Lake, NY 12783

Escape NYC and find your ultimate upstate NY real estate sanctuary. This Bethel NY home for sale delivers a unique mix of rustic charm and modern flair, perfect for buyers seeking a Catskills house for sale that stands out.Nestled within 100+ sprawling acres of shared land, this unique residential co-op offers a low-maintenance country lifestyle without the hassle of solo property upkeep.

Philip Eggleton Eagle River Realty LLC

17 Gold Dan Rd Unit 56C, Swan Lake, NY 12783
/11
$189,000
- 2 Beds
- 1 Bath
- 792 Sq Ft
259 Tennanah Lake Rd, Roscoe, NY 12776

Here is an absolutely perfect starter home at an affordable price. Don't miss this opportunity to own your home and build yourself some equity. With a little TLC this place can be mint. Abe Wood Brook runs through the back yard and is a great brook trout stream. There is a nice breezeway connecting the garage and the home and two beds, one bath inside with original hardwood floors. Easy access,

Travis O'Dell Land and Water Realty LLC

259 Tennanah Lake Rd, Roscoe, NY 12776
/26
$110,000
- 2 Beds
- 1 Bath
- 768 Sq Ft
13 Pierce Ave, Smallwood, NY 12778

Such a cute 3 season bungalow in the pastoral Smallwood lake community. Lot's of rustic charm in this house with exposed beams, solid wood vintage front door, open rafters, rich paneling, and a large 3 season porch to savor the quiet of the community. The living room has an extra space that could be used as an office or play area. Set on a pretty corner lot. There is no HOA. Enjoy the house alone

Michelle Genatempo Howard Hanna Rand Realty

13 Pierce Ave, Smallwood, NY 12778
/20
$114,900
- 3 Beds
- 1 Bath
- 900 Sq Ft
8241 State Route 52, Narrowsburg, NY 12764

Set along Route 52 in Narrowsburg, this single-level ranch offers a straightforward layout with natural flow between the living room, dining area, and centrally located kitchen. The home has a solid footprint that's easy to make your own, giving the next owner room to personalize without taking on a full renovation. Three bedrooms and a full bath sit along the hall, and the large front room adds

Emma Djiya 1ST CLASS REALTY - PA

8241 State Route 52, Narrowsburg, NY 12764

Showing Results 41 - 80, Page 2 of 4

New York Sullivan County

How to Buy a Home How to Finance a Home How to Sell a Home

Sullivan County Types of Homes for Sale

Sullivan County Real Estate Listings

More About Living in Sullivan County

Homes for Sale in Nearby Zip Codes

Homes for Sale in Nearby Cities

Homes for Sale in Nearby Counties

Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.

Homes.com Licensing Information

§ 442-H New York Standard Operating Procedures

New York Fair Housing Notice

TREC: Information about brokerage services, Consumer protection notice

California DRE #01937601

Contact Homes.com Brokerage