The Upstater: Livingston Manor Low-Tax Lovelies

Fridays at 11, the Upstater website brings you a selection of properties within three hours north, and a little bit east or west, of New York City.

 

51 DuBois Street, Livingston Manor

The hamlet of Livingston Manor in Sullivan County is a mix of everything we love about Catskill Mountain towns: It’s steeped in Borscht Belt history, surrounded by natural beauty, and has a small but walkable village vibe. If you love to fish, even better, since Livingston Manor is situated on the Willowemoc Creek. As far as real estate prices go, the good news is that the hamlet, which is located in the Town of Rockland approximately 2.5 hours from Brooklyn, is still a bit of a well-kept secret, so there are many great bargains to be had. But not for long, as more folks interested in a Catskills getaway discover it. The other piece of good news is that taxes are fairly reasonable. Here’s a sample of attractive properties (most of them sitting on a decent swatch of land) with tax bills that probably won’t give you heart palpitations.

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$145,000

The 1940 renovated farm house at 51 DuBois Street isn’t on a big lot (just .4 acres), but it still looks like a steal at $56 a square foot for 2,600 square feet of space, three bedrooms, two baths, two decks and lots of new stuff. Taxes: $3,476.

 

 

51 DuBois Street, Livingston Manor (Lynn Carlin) GMAP

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$176,000

 

Aside from the seemingly tiny kitchen, 62 Mongaup Road looks sweet, and it’s affordable. Less than $200,000 will get you three bedrooms and one bath, plus a guest cottage (it needs work), and nearly 4 acres of land in Catskill Park. Taxes: $3,325.

 

 

62 Mongaup Road, Livingston Manor (Gina Molinet) GMAP

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$399,000

We’ve been gazing longingly at this house for quite some time. It’s pricier than our other picks, but it’s a beautifully renovated farmhouse with a ton of room both inside and outside. It’s 3,200 square feet and has three bedrooms, three baths, two decks and a barn. It’s also located on 102 acres. While some may cringe at the $6,000 a year tax bill, keep in mind that’s incredibly low considering the size of the house and the amount of land upon which it sits.

 

 

266 Back Shandelee Road, Livingston Manor (Elliott and Pomeroy) GMAP

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$349,000

Another renovated farmhouse, and this one is 2,700-plus square feet with four bedrooms and two baths on nearly 7 acres. It has a heated swimming pool, to boot, as well as a screened-in porch and a detached two-car garage. Taxes: $5,835.

 

 

71 Brown Settlement Road, Livingston Manor (The Rural Connection) GMAP