Saturday, January 14, 2017


To view this property, please email or text a government issued photo ID - such as driver's license - AND a copy of your means of purchase - such as a pre-approval letter. Include a statement about why you are interested in this property.


2 hours NY City


This Hurleyville farmhouse is a one of a kind, unique country estate complete with its own inground concrete pool, wooded acreage, and organically landscaped. 2 hours to NY City. Set back and landscaped from the road. 

Former uses were: A summer colony, private residence, a retreat-healing-meditation center, sweat lodge site, and an Airbnb. The land has a very high vibration. Hurleyville NY is an upcoming renaissance community in a hot market.

This home is underpriced in this hot market to allow you to customize your heart's desires, dreams, and visions. Do not let this one pass you by. It is a rare find. The vibrationally matched buyer has unlimited possibilities to create a life of your dreams and imagining as you ground in these magical energies.iv  

Give this FIXER UPPER some TLC  - and you' have a home to be proud of

The Farmhouse is ready and waiting now!

5.1 organic acres - some wooded
20 X 40 inground concrete pool 
22 rooms
4000 sq ft
Home office
Spectrum hi speed wifi
Cell phone service

10 bedrooms
8 upstairs, 3 in separate mini suites on ground level floor.


Catskill Mountains, Sullivan County.

Hurleyville, NY 12747. Between Liberty and Monticello

2 hours from New York City    

15 minutes off Rt 17

800+ feet road frontage. 

Stonewalls - 3 sides. Back side bordered by native forest

4000 square feet

20 X 40 inground concrete pool - naturalized as frog and fish habitat. Can be converted to swimming pool



           House is sold AS IS


       Taxes: School, Property, Sewer $4000 annual approximate total

              Sewer tax $88/quarter
              Jan property tax $2000
              Sept school tax $1401
              Library $30



4000 square feet, 

20 rooms (3 apartments, 7 bathrooms, 5 kitchens, great room, kitchen, office, study, dining)


3 old storage sheds out back. Restore or tear down.
Garden well pump shed in front yard - good condition, craftsman style.


Inground concrete pool 20 X 40. Currently a naturalized fish and frog pond. Convertible to swimming. Electrical outlets.

Side yard deck, electrical outlets.

3 firepits

Large camping and sports side yard

Plenty of on-site parking

Spectrum internet/wifi

Cable ready

50' covered front porch.

Upstairs balcony


Nearby local lakes, parks, golf, hiking, ski resorts, boating, Bethel Performing Arts Center, Center for Discovery.

Developing town of Hurleyville. Arts Center, cafe,  good restaurants and galleries

Nearby ashrams and monasteries.

Golf, ski, hike, boat, trails all close by

Beautiful countryside.


Large family compound, multi-generational family, retreat center, artist/writer colony, group, home office, work from home

This homestead was built approximately 1840 - before electricity in homes. Sustainable with wood stove, hand cistern well, own woodlot, organic farmland. Prepper's delight.

Old growth wood beam construction.

Investment, airbnb, subdivide, rent, development.

Zoned R-1 with grandfathered variance for "rooming house".

3 horses allowed.

20 rooms: Upstairs has 9 bedrooms, balcony, kitchenette, full bath, 2 half baths, washer.

Ground floor has great room, kitchen, full bath, office, study, dining room + 3 apartments.

Each of 3 separate mother-in-law type apartments has separate outside entrance, full bath, kitchenette + connecting door to great room.

5 kitchens total




Hot air ducts, 2 zones, propane. 1 furnace working. 1 furnace needs replacing.

3 Toyotomi wall furnaces, 1 Monitor wall furnace - all working. K1 (kerosene) fueled.

Iconic Nashua wood stove with triple wall pipe in great room. Can heat whole house. Your own woodlot included with many mature and downed hardwoods.

Blow-in insulation. Can use additional weatherization for deep winter use.


Water - Sewer - Electric

225 foot year-round well. Working.

Town water hookup possible - water main directly across road.

Town sewer - working. Year round water system. 

Winter use: Mainly plumbed with pex piping and connectors to minimize chance of frozen broken pipes.

2 four inch drains - 1 on each side of house. Both connect to town sewer.
Sewer charge $88/quarter.

40 gallon hot-water heater, propane. Bradford-White - new 2019.

15 foot hand cistern well from underground spring.

New electric service and panel. 200 amps.

                    New Wallmate Pentair fiberglass 29.5 gallon water pressure tank                      2022

New architectural shingle (Malarkey) roof 2021



*  Floors: Hardwood, pine plank, stone, marble mosaic, carpet

*  Wide pine plank floors upstairs - currently painted or carpeted.

*  Downstairs kitchen - center island for group cooking. Room for panty and-or dining.

*  New metal roofs in 1st floor apartments 2020. New architectural shingle roof on main house      2021.

*  Fire hydrant directly across street from main house.

*  Most windows double pane.

* Plenty of room to expand.

GROUNDS - 5+ Acres

*  35 years known non-spray. Organic

*  Mature perennials. Organic grounds. Blueberry bushes. Butterfly and bird friendly.

* Landscaped bird, bee, butterfly sanctuary

*  Organic flowers in spring, summer, fall.

* Organic wild blueberries and raspberries, herbs.

* Gorgeous autumn leaf season sugar maples - you can tap maple syrup from these trees.

* Pool naturalized for 5+ years with resident fish population and water lilies - can use for hydroponics. Or return to people swimming pool.


* 1.5 - 2 hour commute from New York City GW Bridge

* Shortline Bus from Port Authority in New York City to Monticello, NY runs about every 2 hours.

* Nearby: Bethel Woods Performing Arts Center, Center for Discovery, many famous ashrams and monasteries. 

* Shopping: 2 big Shoprite supermarkets. Many speciality markets. Home Depot, good variety of professional services.

*  7 airports

NY City  (Laguardia, JFK, Newark  2 1/2 hours
Westchester                  1 1/4 hours
Albany, NY                        2 hours
Stewart-Newburgh, NY   45 minutes
Binghamton                     1 1/2 hours

Personal use for large family, group, healing or retreat center. Investment for airbnb, rentals, development. Good value. You can move in now. A place you can call your own and enjoy.


Stone walls on 3 sides

Inground concrete pool 20 X 40

Mid Century Modern Furnishings included 

Organic land. 

Systems updated

Add your own TLC

20 rooms, 3 apartments, 7 bathrooms, 5 kitchens 

House is sold AS IS



Center for Discovery

Town of Hurleyville Renaissance - locavore restaurants, galleries, performance center, galeries, makers lab, rails-to-trails hiking...

Bethel Woods (Woodstock) Performing Arts Center 

2 hours NY City. Easy commute by car or bus


House is sold as is. 

Included are

Recently the price was lowered from $379K when listed, to $299 to allow for misc fixits and no realtor commissions.

The house is livable as is.​ 

Optional fixits of your choosing ​considered in the pricing​:

  • Exterior painting, replacing some missing or weathered trim and boards
  • Upgrading weatherization
  • Misc small cosmetic repairs
  • Misc upgrades of buyer's choosing
  • Replacing cistern hand well pump

The house probably requires some structural work. Timeline uncertain if needs doing now or down the line.

If you want to go with green energy, here are 2021 quotes

Mitsubishi zoned heat pump. 2 outdoor units, each room zoned individually. Approx $12 K installation quote. NYSEG recently offered serious rebates on heat pumps - up to $14,000. See NYSEG website for more info.

Solar panels - $20K (no money down, extended payoff. Both energy systems have rebates and tax credits - so work out pretty much free over the longer term. 

Both can can be financed with zero money down. 

Free redwood stain for exterior. Owner will throw in 10 gallons Olympic Maximum exterior stain if you like this color! Previous staining took about half a day with a paint sprayer. 

Floors are a mix. 

Upstairs is old, wide pink. Painted by previous owners. Carpets or rugs in most rooms. Kitchen and bathrooms upstairs are tiled: Some in marble pieces. The hall toilet is in granite tile (I think).

Downstairs Floors
All bathrooms are tiled. Mainly with marble piece mosaics. Studio apartment bathroom is ceramic (?) tile.
2 room apartment - looks like oak strip floors. Currently stained.
Front corner room is poured concrete.

Back spa apartment unit may be plywood under the carpet.
Living room (great room - blue furniture in the pictures) is probably the original wide plank floor. Can't tell as it is carpeted. Fieldstone on the side of the room where the wood stove is.

Downstairs main kitchen is marble squares with glass stone beads in between.

Winterized water lines. Over the years, as deep winter has led to frozen water lines and burst pipes, this house has replaced all former in-wall copper pipes with burst resistant pex type water lines and sharkbite type connectors. You will see these water lines up high near the ceilings. No worries!

Keeping the water lines high and exposed is a cold climate preventive to winter pipe bursts in cold climates.​​

This list is not represented as final or complete.


1.845.513.6609 US voicemail or text