847 Cooks Falls Road

Roscoe, NY
$ 1,050,000 Beds 3 Baths 2 Sq 4,072
Monthly Estimate* How much can I afford?

The School : A Rare Beaverkill Offering in the Western Catskills The School in Cooks Falls, rich in history, beautifully converted and restored for modern living, is a distinctive home which sits along the banks of the legendary Beaverkill River - one of the most storied trout streams in the country. Located in Cooks Falls, Delaware County, The School offers rare private river frontage with direct access for fishing, swimming, and riverside relaxation. The residence offers approximately 4,072 square feet of thoughtfully reimagined living space, blending the scale and character of the original school with a refined and yet relaxed approach to modern living. Rarely does a property of such provenance and presence come to the market in this celebrated stretch of the Beaverkill Valley. Approached from the river beneath mature trees and framed by beautifully established grounds, the property offers a quintessential Catskills setting. Terraces and gardens invite outdoor living amongst the surrounding landscape, combining historic character, scale, and a remarkable sense of place. This is not simply another country house, but a property with a story and a provenance. The School features three bedrooms, expansive common areas, high ceilings and flexible space well-suited for full-time use, a weekend retreat, or creative pursuits. Subtle remnants of its past remain throughout, including the school bell still housed in the belfry, the original water fountain... quiet details that speak to the building's history and its life before becoming a private residence. Few historic houses survive with such integrity, and fewer still have been transformed into homes of this scale while retaining so many reminders of their original purpose. Set on over four acres, the property enjoys a peaceful, open setting with mature landscape and room to breathe. A classic French parterre extends from the kitchen, providing an ''outdoor hedged private room'' complete with bluestone table for entertaining. A separate two-story barn adds valuable additional space: ideal for storage, workshop use, or future creative conversion. The combination of private riverfront access, acreage, and historic structure makes this a standout offering in the Catskills. Located just minutes from Roscoe and Livingston Manor, the home is close to renowned fly-fishing, dining, farmers' markets and local shops, yet feels entirely removed from it all. Just over 100 miles from from New York City, this is a rare opportunity to own a meaningful piece of Catskills history in one of its most desirable riverfront settings.

Pending

  • Price
  • $ 1,050,000
  • City
  • Roscoe
  • Bedrooms
  • 3
  • Full Bathrooms
  • 2
  • County
  • Delaware
  • Half Bathrooms
  • 0
  • Area
  • Colchester
  • Lot Size
  • 4.1 Acres
  • Zip
  • 12776
  • Sqr Footage
  • 4,072
  • Year Built
  • 1900
  • Taxes
  • $ 1663
  • Style
  • Queen Anne
  • MLS#
  • 20263296
Listed By: Brock Anderson with Four Seasons Sotheby's Int..
Data Source: Ulster County MLS

Features

General

Sewer Septic Tank
Cooling Ceiling Fan(s),Wall Unit(s)
Utilities Cable Available,Cable Connected,Electricity Available,Electricity Connected,Water Available,Water Connected
Zoning R-1
Patio/Porch Features Terrace
Architectural Style Queen Anne
Construction Materials Stone,Wood Siding
Year Built 1900
Electric 200+ Amp Service
Stories Count 2
Township Colchester
Levels Two
Property Subtype Single Family Residence
Community Features Fishing
County Delaware
New Construction false
Property Type Residential
Attached Garage false
Garage Y/N false
Other Structures Barn(s),Shed(s),Storage,Workshop
Full Baths 2
Status Pending
City Roscoe
Senior Community Y/N false
High School District Roscoe Central Schools
MLS Area Colchester
Lot Size Units Acres
Lot Size Square Feet 178596
Tax Annual Amount 1663
Property Condition Updated/Remodeled
MLS Area Minor Colchester
Structure Type House
Standard Status Pending
Tax Assessed Value 2000
Tax Lot 15
Legal Description Ray T GI4 Lot 62
Senior Community false
New Construction false

Interior Features

Interior Amenities Ceiling Fan(s),Eat-in Kitchen,High Ceilings,High Speed Internet,Kitchen Island,Natural Woodwork,Pantry,Stone Counters
Basement Concrete
Flooring Wood
Basement (Y/N) true
Air Conditioning Y/N true
Above Grade Finished Area 4072
Laundry Features In Basement
Total Bedrooms 3
Total Baths 2

Exterior Features

Exterior Amenities Fire Pit,Garden,Lighting,Outdoor Grill,Private Yard,Storage
Parking Features Detached Carport,On Site,Private,Outside,Covered
Lot Features Back Yard,Front Yard,Garden,Landscaped,Level,Many Trees,Native Plants,Private,Views,Wooded
Water Source Public
Lot Size Area 4.1
Foundation Details Stone
Building Area Total 4072
Lot Size Acres 4.1
Road Surface Type Paved
Frontage Type River
Door Features French Doors
Other Equipment Dehumidifier

Amenities

  • Foreclosure
  • Views
  • Short Sale
  • New Construction
  • Adult 55+
  • Lease To Own
  • No HOA Fees
  • Furnished
  • Primary On Main
  • Air Conditioning
  • Seller Finance
  • Green
  • Fixer Upper
  • Horse
  • Golf
  • Fireplace
  • Deck
  • Garage
  • Basement
  • Pool

Affordability Calculator

$3,786

Per Month

Based on the average sale price from the ATHENS, NY office

  • Monthly Principal & interest $2,658
  • Monthly Property Taxes $1,062
  • Monthly Home Insurance $67
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Default based on a 30-year fixed rate of 6.49% with 20% down. The estimated payment is offered for convenience and is not an offer of credit. Due to market fluctuations, interest rates are subject to change at any time and without notice. Your individual rate may vary. Rates may differ for FHA, VA, or jumbo loans.

Mortgage calculator provided courtesy of Inside Real Estate.

Schools

Elementary School Unknown Elementary School
Middle School
High School Unknown High School

Price History

6/16/2026 Listed $1,050,000

Property vs Zip Code Average in 12776

Price
AVG $490K
$1.05M
Taxes
AVG $6,434
$1,663
Year Built
AVG 1961
1900

Areas That We Cover

847 Cooks Falls Road Roscoe, NY is a Single Family Home for sale at $1050000 with 4072 sqft and a lot size of 4.1 Acres Acre(s). 847 Cooks Falls Road Roscoe has 3 bedrooms, 2 baths and was built in 1900. The property's zip code is 12776 which is in Roscoe, NY

*Information deemed reliable but not guaranteed.

Financial calculator disclaimer: Default based on a 30-year fixed rate of 6.49% with 20% down. The estimated payment is offered for convenience and is not an offer of credit. Due to market fluctuations, interest rates are subject to change at any time and without notice. Your individual rate may vary. Rates may differ for FHA, VA or jumbo loans.

Mortgage calculator provided courtesy of Inside Real Estate.

All information deemed reliable, but not guaranteed, and should be independently verified. The real estate information and related content displayed on this site is provided for consumers personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

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