# 70 Royce Road, Bethel, NY 12720

> **TL;DR:** 3bd/3ba single family, $737,000 ($297/sqft), built 1890, 2,482 sqft.
> Hardwood. Est. $3,194/mo. Listed 23 days.

## Property at a Glance

| Attribute | Value |
|-----------|-------|
| Price | $737,000 |
| Price/sqft | $297 |
| Bedrooms | 3 |
| Bathrooms | 3 full |
| Square Feet | 2,482 |
| Year Built | 1890 |
| Lot Size | 468,270 sqft (10.75 acres) |
| Stories | 2 |
| Property Type | Single Family (Single Family Residence) |
| Status | For Sale |
| Days on Market | 23 |

## Why This Home Stands Out

- **Hardwood Floors** - Throughout the home

## Estimated Monthly Costs

| Category | Amount |
|----------|--------|
| Mortgage (20% down, 6.5%) | $3,194 |
| **Total** | **$3,194** |

## Key Amenities

- Hardwood

## Property Highlights

- Built in 1890
- 10.75 acre lot
- 2 stories

## Description

### Agent Description
Finally - a brand-new old farmhouse in the Catskills. Thoughtfully reimagined from the studs up, this circa-1890 farmhouse offers the rare opportunity to enjoy the soul and character of a historic home without sacrificing the comforts and efficiencies of modern living. Early settlers chose these hilltops for a reason, and this premium homesite still delivers today - with sweeping rural views, rolling acreage, and a sense of calm that feels worlds away from the city. Set on 10.75 acres of open and wooded land, the property was once part of a fine equestrian estate and now begins its next chapter as a beautifully restored country retreat. Extensive renovations include a gorgeous new Chef's Kitchen, three luxurious bathrooms, highly efficient dense-pack insulation, and all new insulated windows - preserving the timeless farmhouse aesthetic while eliminating the drafty compromises of the past. Perched gracefully atop a quiet country rise, the home features covered front and rear porches, a stone patio for outdoor entertaining, a charming garden area, and long-reaching views of the surrounding countryside. Inside, you'll find three spacious bedrooms, a formal dining room, and a whimsical yet functional third-floor studio space once used by a painter for creative inspiration and quiet reflection. Located less than two hours from NYC and just minutes from the lakeside dining and nightlife of White Lake and Kauneonga Lake's "Restaurant Row," the home strikes a perfect balance between peaceful seclusion and vibrant Catskills culture. Bethel Woods Performing Arts Center, Resorts World Catskills, and The Kartrite Resort are all nearby, offering year-round entertainment and recreation. But perhaps the greatest luxury offered here is harder to quantify: quiet mornings with coffee on the porch, crisp evening air rolling across the hillside, and the unmistakable feeling of having finally exhaled. Come experience the serenity and timeless beauty of a farmhouse reborn.

## Location

- **Address:** 70 Royce Road, Bethel, NY 12720
- **County:** Sullivan
- **Coordinates:** 41.690771, -74.81851
- **Google Maps:** https://www.google.com/maps?q=41.690771,-74.81851

## Listing Agent

- **Name:** James Karpowicz
- **Brokerage:** Coldwell Banker Timberland Properties
- **Phone:** 6469428421
- **Email:** james.karpowicz@timberlandproperties.net

## Primary Photo

![70 Royce Road - Primary Photo](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1907744243r.jpg)

*49 total photos available on [listing page](https://www.propertysimple.com/listing/70-royce-road-bethel-ny-12720-r1680379)*

---

**MLS#:** R1680379 | **Updated:** 2026-06-19
**Source:** listhub

*Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.*

[View on PropertySimple](https://www.propertysimple.com/listing/70-royce-road-bethel-ny-12720-r1680379)

---

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