17 bedrooms! C. 1880 in New York. $700,000.
This is a farmhouse in Livingston Manor, New York, that the listing says was built in 1880. It has 17 bedrooms, 4 bathrooms, and 6,797 square feet. The listing calls it one of the historic estates of the Beaverkill Valley in the Catskills and says it is ready for a thoughtful restoration.
109 Mary Smith Hill Rd, Livingston Manor, NY 12758 — $700,000
Curb Appeal
The house is white wood siding with dark green trim, a roof full of gables and dormers, and several chimneys. A screened porch wraps the corner. Photos show it from the air, set back in the trees with open field beside it.
- Farmhouse, built 1880
- Frame construction
- Gabled and dormered roof
- Screened corner porch
The House
Seventeen bedrooms in 6,797 square feet is a very large house. The listing says it needs restoration, so plan on real work. It has hardwood floors and one fireplace listed.
- 17 bedrooms
- 4 bathrooms
- Hardwood floors
- 1 fireplace
- Three or more levels
- Unfinished walk-out basement
Heat and Systems
Heat is baseboard hot water, and there is no air conditioning. Water comes from a well and the sewer is a septic tank. The listing shows no appliances, so the kitchen will need to be equipped.
- Baseboard hot water heat
- No cooling
- Well water
- Septic tank
- Cable and electricity available
Pond, Garage, and Tennis Court
The grounds include a pond, a three-car garage, and a vintage tennis court. Aerial photos also show a barn and a smaller outbuilding in the field below the house. The listing says it could be a compound, a sporting estate, or a getaway for several generations.
- Pond
- Three-car garage
- Vintage tennis court
- Barn and outbuildings visible in photos
The Land
The listing says 93 private acres across two tax parcels, bordering thousands of acres of protected New York State land. The data on this parcel shows 34.86 acres, so ask the agent exactly what the price covers.
- Listing text: 93 acres on two tax parcels
- Data for this parcel: 34.86 acres
- Borders protected state land
- Fishing on Catskill trout streams nearby
Beaverkill Mountain Club
The listing says buyers may be able to apply for membership in the Beaverkill Mountain Club, subject to the club’s approval. Livingston Manor’s restaurants, breweries, and shops are a few minutes away.
- Possible club membership, subject to approval
- Minutes from Livingston Manor
Schools and Taxes
Livingston Manor Elementary (PK-6) and Livingston Manor High School (7-12) are both about 7.7 miles away. Property tax is about $17,296 a year.
- Livingston Manor Elementary, GreatSchools 6
- Livingston Manor High School, GreatSchools 7
- Tax assessed value $272,000
Price History
Public record shows a sale for $850,000 in 2017 and another for $160,000 in September 2025. The house was listed on July 25, 2026 at $799,995 and cut to $700,000 on September 4. That is about $103 a square foot.
This is for a buyer with the money and patience to restore a very large house, and who wants Catskills land around it. Get a close look at the roof and structure first.
Full Listing Description
Beyond the stone walls and winding roads of the legendary Beaverkill Valley lies a rare opportunity to become the next steward of one of the Catskills’ historic estates. Built in 1880 and set on 93 private acres across two tax parcels, this remarkable property borders thousands of acres of protected New York State land, offering an exceptional combination of privacy, natural beauty, and outdoor recreation. Encompassing nearly 6,800 square feet with 17 bedrooms and 4 bathrooms, the residence is rich in character and ready for a thoughtful restoration to its former grandeur.
The grounds include a picturesque pond, three-car garage, and vintage tennis court, creating the foundation for an extraordinary compound, sporting estate, or multigenerational getaway. Spend your days exploring the surrounding wilderness, casting a line on legendary Catskill trout streams, or simply enjoying the peace that only a property of this scale can provide. Located just minutes from Livingston Manor’s acclaimed restaurants, breweries, boutiques, and year-round cultural attractions, the estate offers the perfect balance of seclusion and convenience.
Prospective purchasers may explore eligibility for membership in the exclusive Beaverkill Mountain Club, subject to the Club’s approval. Opportunities to acquire an estate of this size, history, and setting are increasingly rare. More than a home, this is a chance to preserve a remarkable piece of Beaverkill Valley history while creating a legacy property to be enjoyed for generations to come.
All Photos
