Some old houses are appealing because of their architectural details. Others capture the imagination because of the land, history, and possibilities that surround them. This remarkable 1880 farmhouse in Livingston Manor, New York, offers all three ingredients for a compelling restoration project.
109 Mary Smith Hill Road, Livingston Manor, New York 12758 | Offered at $700,000
17 Bedrooms | 2 Full Bathrooms + 2 Half Baths | 6,797 Square Feet | Built in 1880 | 34.86 Acres
Set amid the scenic Beaverkill Valley in the Catskills, the property features an expansive historic residence, stone walls, winding roads, a pond, a vintage tennis court, and a detached three-car garage. With 17 bedrooms and nearly 6,800 square feet of interior space, it is an unusually large property with the potential to become a private country retreat, a multigenerational residence, or another distinctive use permitted by local regulations.
The asking price has been reduced from $799,995 to $700,000, making this an intriguing opportunity for buyers prepared to take on a substantial restoration.
A Historic Farmhouse With Room to Reimagine
Built in 1880, the house reflects the scale and practical character of an earlier era. Its farmhouse architecture, wood-frame construction, stone foundation, and hardwood floors provide a starting point for a thoughtful rehabilitation.
The listing describes the residence as rich in character and ready for restoration. That is an important distinction for prospective buyers: this is not simply a large historic house that needs a little updating. Its condition means that a detailed inspection and realistic renovation budget should be central to any purchase decision.
The interior includes 17 bedrooms and four bathrooms—two full and two half baths—distributed across three or more levels. Such an unusual layout could offer considerable flexibility once the property’s condition, room configurations, building systems, and applicable regulations have been evaluated.
A living-room fireplace adds a traditional focal point, while the unfinished walk-out basement offers utility space and possible future options, depending on its condition and local requirements.
For someone who appreciates old houses, the opportunity lies in discovering which original features remain, determining what can be preserved, and creating a restoration plan that respects the building’s character.
Nearly 35 Acres of Catskills Landscape
The land is a major part of this property’s appeal. The listing identifies approximately 34.86 acres, with the grounds featuring stone walls, winding roads, a pond, and areas of natural landscape.
The listing description also refers to 93 private acres across two tax parcels. However, the detailed property facts identify the offered lot as 34.86 acres. Buyers should confirm the exact acreage, parcel boundaries, and which land is included in the sale directly with the listing agent before relying on the larger figure.
The property borders New York State land, offering a sense of seclusion and access to a landscape defined by forests, streams, and outdoor recreation. The surrounding region is known for its connection to the Beaverkill, a celebrated Catskills trout-fishing destination.
The setting could appeal to anyone dreaming of a rural retreat where the grounds are as important as the house itself. There is room to imagine gardens, walking paths, outdoor gathering areas, and quiet places to enjoy the scenery—subject to site conditions and any applicable restrictions.
A Vintage Tennis Court and Three-Car Garage
One of the estate’s most unusual features is its vintage tennis court. It gives the grounds a distinctive historic character and hints at the property’s earlier recreational life.
The court’s present condition is not specified, so buyers should determine whether it can be restored for play or would require extensive work. Even so, it is an uncommon feature that adds personality to the property.
A detached three-car garage provides additional storage and parking. The listing also mentions a barn, making it worth investigating the condition and permitted uses of the property’s other structures.
The combination of a large farmhouse, multiple outbuildings, and extensive grounds creates possibilities beyond a conventional country residence. Depending on zoning, building conditions, and required approvals, a future owner might explore a private estate, family compound, or another compatible use.
A Secluded Setting Near Livingston Manor
Despite its rural atmosphere, the property is located near Livingston Manor, a Catskills community known for its independent shops, restaurants, breweries, and outdoor-oriented lifestyle.
The area attracts people seeking a quieter pace, scenic drives, fishing, hiking, and time away from more densely populated parts of New York. The estate’s combination of privacy and proximity to the village gives it a useful balance: a secluded setting without being entirely removed from everyday amenities.
The listing also notes that prospective purchasers may explore eligibility for membership in the Beaverkill Mountain Club, subject to the club’s approval. Buyers interested in that possibility should verify the current membership requirements and any associated costs independently.
A Restoration Project With Significant Potential
At $700,000, this 1880 Catskills farmhouse offers a different kind of opportunity from a move-in-ready historic home. The draw is the scale of the residence, the acreage, and the unusual collection of landscape features—including the pond, stone walls, and vintage tennis court.
The challenges are equally important. The house is marketed as a fixer, has no listed cooling system, and uses well water and a septic system. Prospective buyers should arrange thorough inspections of the structure, foundation, roof, plumbing, electrical systems, heating equipment, water supply, septic system, and outbuildings. They should also confirm renovation costs, local zoning, and any restrictions associated with neighboring protected land.
For the right buyer, this could be an opportunity to bring a substantial piece of Catskills history into its next chapter. Restoring a house of this size would require time, resources, and a clear vision—but the setting and distinctive grounds offer plenty to inspire that effort.
🏡 Important Property Details
- 📍 Address: 109 Mary Smith Hill Road, Livingston Manor, NY 12758
- 💰 Asking Price: $700,000
- 📉 Price Reduction: From $799,995
- 📅 Year Built: 1880
- 🛏️ Bedrooms: 17
- 🛁 Bathrooms: 2 full and 2 half
- 📐 Living Area: 6,797 sq. ft.
- 🌲 Lot Size: 34.86 acres per detailed listing facts; confirm parcel acreage
- 🏡 Architectural Style: Farmhouse
- 🎾 Outdoor Features: Vintage tennis court, pond, stone walls, and winding roads
- 🚗 Garage: Detached three-car garage
- 🧱 Construction: Wood frame with stone foundation
- 🔧 Condition: Fixer-upper requiring careful assessment and restoration planning
Douglas T. Cummings 845-798-8060
Douglas T. Cummings 845-798-8060
Listed by: Carole Edwards Realty 845-439-3620, Douglas T. Cummings 845-798-8060
