1563 Upper Perch Lake Road, Andes, NY 13731

Some properties give you a home. This one gives you a mountain. More than 130 acres in the sought-after town of Andes unfold across open meadows, wooded hillsides, three ponds, hiking trails, and stunning mountain views. With multiple homes, a substantial barn, a sauna, and additional potential building sites, this is a property with the scale to become a true Catskills compound.

The land itself is the centerpiece, an expansive mix of open fields, mature woods, established trails, and elevated sites overlooking the surrounding mountains. Wander the property by foot, ATV, or horseback, spend an afternoon by the water, or simply disappear into more than 130 acres of your own Catskills landscape.

Multiple existing homes make the property particularly well suited for a family compound, guest retreat, or multigenerational estate, while additional potential building sites leave room to expand over time. A substantial, well-built barn provides space for equipment, animals, workshops, or agricultural pursuits, and a private sauna adds another unexpected touch to the property.

There is a wonderful authenticity here. Weathered barns, old farm roads, open fields, and a mountain backdrop create the kind of setting that is increasingly difficult to find in the Catskills. Yet for all the privacy and acreage, you are only minutes from the village of Andes and the Pepacton Reservoir, with miles of water for fishing, boating, and exploring.

This is much more than a country home. It is a palette on which to create an entire way of life, a private mountain estate with room for family, friends, recreation, farming, and whatever comes next.