Find your place in the Catskills

Pick the one that fits. The form at the bottom adapts to your answer, so you never wade through questions that do not apply to you.

Greene County is the stretch of New York where the Hudson River meets the northern Catskills. It runs from riverfront villages like Coxsackie and Athens, through the county seat at Catskill, up into ski country at Windham and Hunter, and out across farmland and mountaintop acreage on the western side. Buyers here are usually after one of three things: a full-time house within reach of Albany, a weekend place in the mountains, or land. This guide is the conversation we have on most first phone calls.

Greene County sits on the west bank of the Hudson, roughly forty minutes south of Albany and a little over two hours north of New York City. The Thruway runs up its eastern edge with exits at Catskill and Coxsackie, and Amtrak stops in Hudson just across the river, which is why so much of the weekend market here comes from downstate. Catskill is the county seat and the commercial center.

Geographically the county splits in two. The eastern third is river valley: villages, farmland, flatter ground, shorter commutes. The western two thirds climb into the Catskill Mountains, where a large share of the land sits inside the Catskill Park and much of the surrounding acreage is state Forest Preserve. Where you land depends on three things: how close you need to be to a job, how much land you want, and how you feel about driving a mountain road in February.

Set your filters and jump straight into the live results on our advanced search. No signup wall, no drip feed. There are 174 active listings in the county right now, plus 58 in escrow.

Every town here has its own personality and its own pricing. Open one for the honest version, or jump straight into its live listings.

• CatskillCounty seat · Hudson River

  The county seat and the busiest village in Greene. A walkable Main Street with galleries and restaurants, Hudson River access, and Thruway Exit 21 at the edge of town. Village lots are small and prices reflect the location, but drive five minutes out and you are into acreage.

  See Catskill listings
• WindhamSki country

  Windham Mountain anchors the town, so the market runs on second homes, short-term rentals and mountain views. Expect a premium for anything near the slopes or with a view corridor. Check the town rules before you underwrite a rental income number.

  See Windham listings
• Hunter and TannersvilleSlopeside · Big parcels

  Hunter Mountain, Kaaterskill Falls and the northern Catskill Park trailheads. Slopeside condos and cabins sit next to hundred-acre parcels inside the Forest Preserve boundary. Strong weekend-rental demand, real winter weather, and steep driveways that need a plan in February.

  See Hunter and Tannersville listings
• CairoValue acreage

  One of the better value plays in the county. Easy Thruway access, year-round living, and more land for the money than the mountaintop towns. A lot of buyers who start out looking at Windham end up closing in Cairo.

  See Cairo listings
• CoxsackieRiverfront village · Quick to Albany

  A riverfront village with the most entry-priced homes in the county and the shortest commute to Albany. Village doubles and small single-families under $200,000 still turn up here. Popular with buyers who work north and want to own instead of rent.

  See Coxsackie listings
• AthensHudson waterfront

  Hudson River waterfront, historic homes and a genuinely small-town feel. Inventory is thin because people who buy here tend to stay. Worth setting up an alert for rather than waiting to see something on a portal.

  See Athens listings
• Greenville and FreeholdOpen farmland

  Open farmland, buildable lots and a school district that draws families out of the tighter markets to the north. This is the part of the county where a country home on ten to fifteen acres is still a normal purchase rather than a stretch.

  See Greenville and Freehold listings
• Durham and East DurhamQuiet valleys

  Quiet valley roads, camps and small farms tucked between Cairo and the Albany County line. Lower prices, longer drives, and the kind of privacy people move up here for in the first place.

  See Durham and East Durham listings
• New BaltimoreNorth end · Acreage plus house

  The northern corner of the county, closest to Albany. Large mixed parcels with a house and meaningful acreage show up here regularly, which makes it a common landing spot for buyers who want land but still have to commute.

  See New Baltimore listings
• Jewett, Ashland and LexingtonMountaintop · Raw land

  The mountaintop towns on the west side of the county, where most of the raw and buildable land inventory lives. Fewer services, real snow, and the best acreage-per-dollar in Greene. Verify road maintenance, power access and perc before you commit.

  See Jewett, Ashland and Lexington listings

Live active inventory, pulled from the MLS feed and spread across the county price range so you see the whole market at a glance. From village doubles to hundred-acre mountain parcels.

Listing counts and prices are a point in time snapshot and change daily. Use the live search for current inventory.

The things that consistently surprise people, especially buyers coming from downstate or out of state. If you are looking at acreage, read this part twice.

• 1

  New York is an attorney state

  Closings here are handled by attorneys, not title companies. You will need a real estate attorney to review your contract, handle attorney approval (a standard three business day window after acceptance), and represent you at closing. Most charge between $1,000 and $2,000 on a residential transaction. We can recommend several locally. Always consult a licensed attorney for advice specific to your situation.

• 2

  Wells and septic are the norm

  Outside the villages of Catskill, Coxsackie, Athens and Tannersville, assume private well and septic. Both should be inspected and tested before closing, and septic typically needs pumping every three to five years. On raw land, a perc test and a water plan come before anything else. Budget for both.

• 3

  Road access is a real question here

  Greene County has plenty of seasonal roads, private roads and shared rights of way, especially on the mountaintop. Ask who maintains the road, who plows it, and whether the maintenance agreement is recorded. A parcel served by an unplowed seasonal road is a very different property in January than it is in July.

• 4

  Catskill Park changes the rules

  A large share of the county sits inside the Catskill Park boundary, and neighboring land may be state Forest Preserve. That can be a feature, permanent open space next door, or a constraint depending on your plans. Check the parcel against the Park boundary and confirm any state land adjacency before you buy.

• 5

  Taxes vary widely, parcel by parcel

  Two properties five miles apart can carry very different bills depending on town, school district and assessment. Always read the actual current tax bill instead of an online estimate. The STAR exemption reduces school taxes on a primary residence and is worth filing for as soon as you close. Working farmland may qualify for an agricultural assessment, which is a separate application.

• 6

  Short-term rental income is not a given

  Windham, Hunter and Tannersville all draw weekend rental demand, but local rules and permitting change and vary town by town. If your purchase math depends on nightly rental income, verify the current local regulations before you go under contract rather than after.

• Land and farms are priced differently

  Most residential agents price acreage by finding a house comp and adding a number for the land. That is how sellers leave money on the table. Soil types, road frontage, timber value, ag exemptions, subdivision potential, perc and well realities all move the price. This is the part of the job we do most.

• You get a written range, not a Zestimate

  Your valuation comes from real local comps, the current absorption rate, and the specifics of your parcel. You get a range in writing with the reasoning behind it, and no obligation to list.

• Marketing is included, not upsold

  Drone, 360 degree tours and video come standard on our listings. Greene County properties sell on the view, the land and the drive up to the house, and none of that photographs from the front door.

• A lot of buyers here come from downstate

  Weekend and second-home buyers arriving from the New York City metro are a meaningful share of demand in this county, particularly in ski country and along the river. That changes how a property should be presented, and when in the season it should hit the market.

Between them, 46 years and 800+ closed transactions across Upstate New York. Your form goes straight to them.

Listing Expert · Team Lead

Kevin Lucero

Lic. Real Estate Salesperson

18+Years

220+Closed in NY

50+Five-Star Reviews

Kevin knows which comps actually apply to a 40 acre parcel, which roads the town plows, and which buyers to call first. Farms, land, acreage and hunting property are his home turf.

Top Agent 2026FarmsLandAcreage

(607) 282-6242Email Kevin

Broker · Owner

Christy Dahms

Lic. Real Estate Broker

28+Years

599+Closed Deals

5+Five-Star Reviews

28 years and nearly 600 closings in these hills. Christy handles both sides of the table, country homes, historic properties and land, and has seen every version of a deal that tries to go sideways.

Buyer's AgentListing AgentCountry Homes

(607) 434-5993Email Christy

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