10 W Simmon, Callicoon, NY 12736

Spanning over twenty-six private, rolling acres, this expansive Western Catskills property presents a rare convergence of raw natural beauty, architectural volume, and immediate upside. At the heart of the estate sits a sun-drenched home anchored by an impressive great room with soaring cathedral ceilings and generous glass that frames the surrounding landscape.

The flexible layout features two well-proportioned bedrooms, two full bathrooms, and an airy upper loft serving effortlessly as a third bedroom or creative studio. Below, a full unfinished basement and a one-car garage offer extensive storage, workshop utility, or future expansion potential, complemented outside by a useful storage shed.

The surrounding grounds offer an authentic private playground, complete with sweeping open meadows, mature woodlands, and an idyllic pond primed for afternoon relaxation. Explore your own personal acreage on foot, jog along quiet country roads, or hike directly down to the creek with a picnic basket for a refreshing dip on warm summer afternoons.

With substantial road frontage and a secondary cleared site along West Simmon Road, the land holds tremendous long-term value, presenting exceptional opportunities for a compound, guest retreat, or prospective subdivision. Offered with a new price improvement and a $10,000 credit for a new furnace, this property provides an incredible head start for visionary buyers ready to customize their dream country compound.

Situated just ten minutes from Callicoon's renowned culinary scene, farmers market, and Delaware River adventures, and equal distance to the world-class fly fishing waters of Roscoe, this is an unmatched canvas for rural tranquility.