45 houses for sale in Boiceville

Privacy, mountain views and the opportunity to make it your own. Set on five acres with a mix of open lawn and woodland, this two-bedroom cottage combines a peaceful setting with easy access to some of the Catskills' favorite places. Offered as is and priced to sell, it's a fixer-upper with considerable potential, whether you choose to renovate, expand the existing footprint or build a new home and retain the cottage for guests or rental income, subject to approvals. Inside, the open layout and generous expanses of glass make the most of the surroundings. A stone fireplace anchors the living area, while the dining space overlooks the patio, gardens and mountains beyond. An adjoining sitting room has sliding glass doors on two sides and windows on a third, bringing in natural light and views of the surrounding nature all around. Two bedrooms and a full bathroom are tucked away from the living spaces, all on one level. Outside, a stone patio opens onto a broad lawn bordered by mature tre

The Coldbrook Estate Discover unparalleled luxury and natural beauty with this exquisite new construction, perfectly sited on over 54 acres and bordered by thousands of acres of pristine State Land. This property offers an extraordinary living experience with direct waterfront access to the Esopus Creek, and seamless entry to the Ashokan Rail Trail. A rare combination of seclusion and outdoor access in the heart of the Catskills. This meticulously constructed 3-bedroom, 3.5-bathroom home showcases exceptional craftsmanship and attention to detail. The great room serves as the heart of the home, featuring a dramatic floor. To.ceiling stone fireplace as its centerpiece with soaring wood ceilings and exposed beams. French doors lead to a spacious 600 sq ft bluestone patio enclosed by a screened-in porch, ideal for entertaining or relaxing framing uninterrupted mountain and forest views. The chef's kitchen pairs custom cabinetry with a soapstone island, carrara marble counters and backspla

The Coldbrook Estate Discover unparalleled luxury and natural beauty with this exquisite new construction, perfectly sited on over 54 acres and bordered by thousands of acres of pristine State Land. This property offers an extraordinary living experience with direct waterfront access to the Esopus Creek, and seamless entry to the Ashokan Rail Trail. A rare combination of seclusion and outdoor access in the heart of the Catskills. This meticulously constructed 3-bedroom, 3.5-bathroom home showcases exceptional craftsmanship and attention to detail. The great room serves as the heart of the home, featuring a dramatic floor. To.ceiling stone fireplace as its centerpiece with soaring wood ceilings and exposed beams. French doors lead to a spacious 600 sq ft bluestone patio enclosed by a screened-in porch, ideal for entertaining or relaxing framing uninterrupted mountain and forest views. The chef's kitchen pairs custom cabinetry with a soapstone island, carrara marble counters and backspla

This home is in preforeclosure, which means the homeowner is in default (missed payments). Therefore, there could be an opportunity to strike a great deal with the owner and the bank

This home is in preforeclosure, which means the homeowner is in default (missed payments). Therefore, there could be an opportunity to strike a great deal with the owner and the bank

Relax, unwind, and take in the views from this charming cottage on one of the most bucolic and peaceful roads in the Woodstock hamlet of Willow-where every day feels like a weekend escape. The tranquility, mountain views, and picturesque valley setting have been cherished by one family for 47 years. Tucked away from the road and nearly invisible to passersby, the property welcomes you with the soothing sounds of water cascading down the hillside away from the house for much of the year. The owners have preserved a natural garden alongside the house, filled with ferns, daylilies, daffodils and native greenery that support the surrounding ecosystem. A deck provides a wonderful introduction to the home and offers the perfect setting for morning coffee, family barbecues, or simply relaxing outdoors. In the evening, enjoy stargazing while listening to the peaceful sounds of nature. The spacious screened porch is accessible from both the deck and the interior of the home. An overhead fan enh

A rare opportunity just minutes from the heart of historic Woodstock, this exceptional country compound pairs the timeless character of a beautifully updated farmhouse with the privacy and tranquility of an estate-like setting. A long private drive unfolds through peaceful, park-like grounds where meadow, mature woods, gardens, and abundant nature create a remarkable sense of seclusion so close to town. At the center of it all, the classic farmhouse has been thoughtfully transformed for modern living while preserving the warmth and authenticity that make a Woodstock home so distinctive. An expansive wraparound porch and deck invite long afternoons outdoors, elegant entertaining, and evenings beneath the stars from the hot tub. Inside, natural light pours through generous windows and skylights, illuminating an open and welcoming interior where a spacious living room flows effortlessly into the dining area and striking gourmet kitchen, anchored by a dramatic stone island. A soaring vault

Move in condition' don't overlook this beauty! Motivated seller too. Bring an offer. Set in the quiet, storied hills of West Shokan, 269 Watson Hollow Road offers a rare blend of historic character and natural beauty Move right into this gorgeous Historic beauty. Originally constructed in the 1800s as a barn, this distinctive home was thoughtfully relocated across the stream approximately 40 years ago, where it now rests gracefully against the mountain backdrop. 16.5 acres extend to the top of the ridge behind the house. Beyond that is NYC property. Inside, the home showcases its heritage with stunning original chestnut beams-many of which remain structural and weight-bearing-bringing warmth, authenticity, and architectural significance to the living space. A striking chimney, masterfully crafted both inside and out by a local mason, serves as a centerpiece, anchoring the home with timeless craftsmanship. The setting is equally compelling. A pristine, swimmable spring-fed pond invites

Thoughtfully reimagined 3 Bedroom + 3 Bath home blends contemporary elegance with the warmth of its original architectural character. Set on 1.5 private acres with stream minutes to the center of Woodstock, it offers light filled interiors and peaceful outdoor living. Connected to the landscape. Cathedral ceilings, exposed beams and original hardwood floors bring warm and texture throughout. The original brick fireplace is the centerpiece of the living room perfect for lounging on winter days. Bathed in light with oversized picture windows, it is the quintessential Woodstock escape. New mullioned windows in dining area with sliding glass door opens to the over 1200 sq ft wrap around deck overlooking your own stream and pastoral grounds home to rabbit, deer, hedgehogs and owls. The primary bedroom is situated off the living room with cathedral ceilings, exposed beams and sitting area with private access to back yard and deck. The primary bath features mosaic marble walls, a glass enclos

Hidden among the trees and just seven minutes from the center of Woodstock, this 1970s contemporary feels like a private creative compound, untouched in all the right ways. Set on 2 wooded acres with the Sawkill Creek at the rear of the property, the home unfolds through a series of unexpected spaces and strong architectural moments. A dramatic sunken living room anchors the house, centered around an oversized stone fireplace and framed by walls of glass that draw the surrounding landscape indoors. The original design language remains beautifully intact throughout, offering the rare opportunity to own a true period home rather than a generic renovation. The layout is expansive and flexible with over 2,700 square feet, 3 bedrooms, 2.5 baths, and multiple gathering spaces that open naturally toward the outdoors. Off the kitchen, a tucked-away courtyard deck creates an especially inviting area for dining, entertaining, or slow summer evenings beneath the trees. A luminous 500 sq ft porch

Location, Location, Location. The famous Real Estate mantra is truly applicable to this property. Located near the end of this iconic Woodstock lane, just minutes to the center of Woodstock Village, yet privately sited on 2 bucolic acres, this is very much a'Diamond in The Rough'. With judicious planning and updating, one can create a very special country retreat or family compound to take advantage of all the amenities the area has to offer

There are homes that ask you to compromise, and then there are homes that ask you to dream. Set against a backdrop of sweeping mountain views, this is a rare opportunity to create something that's unmistakably yours. The hardest work has already been done. What's left is the part that reflects your style, your vision, and the way you want to live. Picture slow mornings with coffee overlooking the mountains, evenings spent watching the seasons change, and a home finished exactly the way you've always imagined-not someone else's choices, but your own. Whether your vision includes warm natural finishes, clean modern lines, or a timeless mountain retreat, this property is ready for the next chapter. In a market where finding the right location is nearly impossible, opportunities like this don't come along often. For generations, Bearsville and neighboring Woodstock have drawn musicians, painters, writers, makers, and free spirits seeking inspiration, community, and a different pace of life

Set well back from the road behind a handsome gated entry, this modern Catskills hideaway delivers the privacy everyone wants and the volume everyone hopes for. The approach is long and quiet; the house reveals itself slowly-wrapped by trees, with sky above and room to breathe on 4.04 acres. Inside, an airy great room rises with high ceilings and broad windows that pull in daylight and treetops. A wood-burning fireplace anchors the space and gives the room an easy, year-round center of gravity. The plan flows to dining and out to the covered front porch for rainy-day coffee and a sunny deck for afternoons-simple, usable spaces that invite you to linger. 3 bedrooms, 2 full baths, office used as an extra bedroom, across about 2,772 sq ft, giving you comfortable proportions without wasted space. Downstairs, a full basement with a finished recreation room offers the flexible square footage every Catskills buyer asks for-think gym, studio, media, or gear room

Open House Sunday(10/25 10am-12pm) Near Cooper Lake and tucked quietly among the trees just minutes from Woodstock, this rare Catskills compound captures the kind of escape buyers dream about but rarely find. Surrounded by woods, mountain air, hiking, legendary fly-fishing waters, and the natural beauty that defines the Catskills, the property offers a unique blend of privacy, flexibility, creative space, and income potential. Set on 1.645 surveyed acres, the property includes a beautifully updated main residence, a separately positioned renovated cottage, and a substantial detached garage/studio building. Ideal for full-time living, weekend retreat use, guest accommodations, artist studio space, work. From-home flexibility, or rental income. The main house has 3 bedrooms, 2 full baths, renovated kitchen/dining area, large living room with wood stove and direct access to a peaceful covered porch along 2 sides of the house for 3-season enjoyment. These warm and inviting living spaces co

There are homes that ask you to compromise, and then there are homes that ask you to dream. Set against a backdrop of sweeping mountain views, this is a rare opportunity to create something that’s unmistakably yours. The hardest work has already been done. What’s left is the part that reflects your style, your vision, and the way you want to live. Picture slow mornings with coffee overlooking the mountains, evenings spent watching the seasons change, and a home finished exactly the way you’ve always imagined—not someone else’s choices, but your own. Whether your vision includes warm natural finishes, clean modern lines, or a timeless mountain retreat, this property is ready for the next chapter. In a market where finding the right location is nearly impossible, opportunities like this don’t come along often. For generations, Bearsville and neighboring Woodstock have drawn musicians, painters, writers, makers, and free spirits seeking inspiration, community, and a different pace of life

Cooper lake! Woodstock! Need I say more. Major price reduction. Ripe for renovation. The front porch needs demolition. The main roof ridge is nice and straight. Don't miss this opportunity to create an idyllic country escape in one of Woodstock's most sought-after areas. Direct views of Cooper Lake are seen from the property. It could be enhanced with minimal clearing. A porion of the 2.3 Acre property is in a designated Wetland. Abundant wildlife can be seen around the lake. The home has been lived in up until last month, but needs a complete overhaul, at the very least. Bring your Contractor and Architect The 440 Sq. Ft. Accessory Outbuilding would make an excellent Studio / Guest House and has100 Amp Electric Service Take advantage of this opportunity to create a magical Country Escape. Just 5 Miles fron the center of Woodstock and all it has to offer. Easy to show. Use Showing Time to schedule

This home is in preforeclosure, which means the homeowner is in default (missed payments). Therefore, there could be an opportunity to strike a great deal with the owner and the bank

This home is in preforeclosure, which means the homeowner is in default (missed payments). Therefore, there could be an opportunity to strike a great deal with the owner and the bank

This home is in preforeclosure, which means the homeowner is in default (missed payments). Therefore, there could be an opportunity to strike a great deal with the owner and the bank

This home is in preforeclosure, which means the homeowner is in default (missed payments). Therefore, there could be an opportunity to strike a great deal with the owner and the bank

Sweeping Catskill Mountain and Ashokan Reservoir views set the scene at 54 Runge Road, a beautifully updated 3-bedroom, 2-bath modern ranch in Shokan, NY. Surrounded by mature trees and positioned to take full advantage of the landscape, this single-level home pairs a peaceful Catskills setting with extensive recent improvements and easy access to Woodstock, outdoor recreation, hiking, skiing and the Ashokan Rail Trail. Inside, an open, light-filled floor plan features wide-plank engineered white oak floors, oversized windows and Pella sliding glass doors framing the mountain and reservoir views. The updated kitchen offers all-new appliances, generous counter space and breakfast-bar seating, opening to the dining and living areas. A wood-burning fireplace anchors the living room, while multiple sliders lead to the expansive deck for seamless indoor-outdoor living. The primary suite enjoys direct deck access and views, plus an updated bath with new tile, vanity, lighting and fixtures. T

15 Lake View Drive | Lake Hill, NY A modern Catskills retreat with thoughtful architecture, natural beauty, and Cooper Lake just across the road. Set on three wooded acres in Lake Hill, this distinctive architect-designed contemporary offers a rare combination of privacy, design, and proximity to the best of the Hudson Valley. Tucked among mature trees and dramatic natural surroundings, the home feels secluded and peaceful while remaining just minutes from Woodstock, Phoenicia, hiking, dining, music, and local shops. Designed with passive solar principles and a strong connection to the landscape, the home brings the outdoors in through expansive windows, warm natural materials, and carefully considered architectural details. Rich wood floors and trim were milled from trees harvested directly from the property, creating a genuine sense of place throughout. The main level features an open-concept living, dining, and kitchen area designed equally well for everyday living and entertaining.

Investor special! Bring Your Vision and Unlock the Potential! Calling all investors, contractors, and buyers looking for their next project! Located in the scenic West Shokan area, this property offers an opportunity to renovate and transform a home into something special. Featuring beautiful mountain views, vaulted ceilings, and a detached garage, this property has several attractive features to build upon. The home requires a full renovation and is being offered as an opportunity for those ready to roll up their sleeves and bring their vision to life. Whether you’re looking for your next flip, an investment project, or a property to customize into your dream home, the possibilities are worth exploring. Enjoy the beauty of the surrounding area while creating value through renovation. Bring your contractor, explore the potential, and make this property your next project!

Privately sited in Low-Tax-Olive, find this unique, 2 Bedroom, 3 Bath Comtempo. Built with wonderful architectueral flair and the highest quality materials, it is truely a country get away gem. The full lower level offers additional Living and recreational space. Close to schools, shopping, skiing, hiking and all other outdoor activities the Catskill Region has to offer. With Seasonal Mountain Views, this property has great potential for gardening, a pool and creative landscaping. Just 15 minutes to the Center of Woodstock for dining, shopping and entertainment and 5 minutes to Rte. 28 where you can catch the Trailways bus to NYC or west to Oneonta and everyplace in between. The Ashokan Rail Trail is less than 2 miles and Belleayre Ski Center is 15 minutes away. Phoenicia is less than 6 miles. Water System is a Private company System that serves the entire subdivision on Mt. Valley Road. The private shared drive was known as Riga Lane

A long paved driveway framed by mature evergreens leads to this spacious Colonial with natural cedar siding, classic front columns, and a welcoming covered porch. Set on nearly two acres along a quiet dead end road in Shokan, the property offers a sense of privacy with generous front and back lawns and plenty of space to enjoy the outdoors without overwhelming upkeep. Inside, the home was designed with gathering in mind. Two separate living rooms, including a formal living room with a working fireplace, offer plenty of space to spread out. The kitchen serves as the heart of the main level, connecting the living and formal dining areas with easy access to the back deck for summer barbecues and dining alfresco. A convenient half bath, large pantry, dedicated laundry room off the attached two car garage, and spacious entry with coat closet make everyday living that much easier. Upstairs, hardwood floors extend throughout all four bedrooms, including a primary suite with its own bathroom a

This dreamy, magical parcel of land runs up the hill and has incredible views from the top. The house needs love and care to be restored to its wonderful; nature, but if you visit here, be prepared to lose your heart on sight of this place! The massive stone fireplace is sure to be a center gathering place and the natural wood walls and ceilings bring a farm/Adirondack vibe to the home. The'secret' hidden room off the living room is a treat and off of that a screened porch for summer sleepouts, beckons. Find it behind the door that looks like wall. There is a barn, potting shed and other outbuilding for farming if that is your wish. Horses can take up residence with you as well. A stones throw into Woodstock center, your new country life will please you as you'll live with nature on 30 acres of land. Sure to be winter wonderland, area folks talk of memories sledding the hill as children

Experience country living at its finest in this beautifully crafted contemporary post-and-beam home, set along a bucolic road in the Town of Olive. Just a short walk to the scenic Ashokan Reservoir and the beloved Ashokan Rail Trail, this special property offers a wonderful blend of natural beauty, quality craftsmanship, and comfortable living. Enjoy breathtaking views of High Point, which takes on a beautiful purple hue in the early morning sunrise. Expansive windows throughout invite an abundance of natural light indoors while bringing the surrounding landscape into view. Built with exceptional materials and attention to detail, the quality of construction is evident throughout. The living room is anchored by a dramatic floor-to-ceiling stone fireplace featuring a striking combination of cobblestone and granite. Offering 3 generously sized bedrooms and 3.5 baths, the home includes a European-inspired primary bath with a bidet and large soaking tub and shower. An additional approximat

Cooper Lake Road has always held a particular magic. Winding through a landscape of mature trees and quiet country homes, it provides glimpses of one of the Hudson Valley's most beautiful reservoirs, where clear water and surrounding woodland create a distinctive sense of place. Set at the end of a quiet dead-end road, just 5 minutes from Woodstock's town center, this thoughtfully transformed four-bedroom, three-bathroom home sits on 6.65 acres, with a private wooded backdrop and a strong connection to the natural landscape. The current owner has maximized the home's sunny position with an extensive renovation that brings warmth and spaciousness to every level. Generous new windows, skylights, and an Italian plaster fireplace-centered living space draw the outdoors in, while custom oak beams add architectural character overhead. At the heart of the home, the kitchen pairs handcrafted maple cabinetry with distinctive Virginia Churchill Santa Rita soapstone countertops, forming a space t

Nestled in the charming hamlet of Willow, this distinctive contemporary home offers a beautiful combination of architectural character, natural surroundings, and relaxed Catskills living. Surrounded by mature woodland with seasonal mountain views, the property enjoys a peaceful setting between Woodstock and Phoenicia, with the added benefit of membership to a community swimming pond. Defined by soaring ceilings, exposed beams, and natural light, the home features two bedrooms, a versatile flex room, and multiple outdoor living spaces that embrace the surrounding landscape. A generous 679-square-foot wraparound deck provides ample room for outdoor dining and entertaining, while two private balconies offer additional places to take in the wooded setting. Inside, warm wood floors, whitewashed beams, and an inviting layout reflect the home's original character. The home opens into a dramatic living room, where cathedral ceilings and a striking stone fireplace create a warm and welcoming at

Mountain views, thoughtful design, and indoor-outdoor living come together in this stunning custom built 3 bedroom, 2.5 bath home, built in 2021. The mountain takes center stage in the dramatic two-story, open-concept living room, where a wall of black Marvin windows fills the space with natural light and frames the view beyond. Exposed Douglas fir beams, finished concrete floors, and a high-efficiency wood stove create a warm, modern mountain retreat. Designed for both everyday living and entertaining, the spacious kitchen features high-end cabinetry, custom built-ins, and abundant storage. The first floor primary suite offers the ease of one-level living and beautiful mountain views, while two additional bedrooms and a full bath upstairs provide flexibility for guests, a home office, or studio space. Step outside and the property truly comes alive. A wraparound bluestone patio overlooks the mountains and beautifully landscaped grounds, with a fire pit offering the perfect setting for