For sale · Callicoon, New York

Welcome to The Beechwoods

506 Beechwoods Road
Callicoon, NY 12723

$1,450,000

4 bed
2.5 bath
3,000 sqft
7.85 acres
built 2022

The house from the meadow, board siding weathered silver-brown

Welcome to the Beechwoods, a disarmingly bucolic pocket of Sullivan County dotted with cattle lazing by a stream and sheep foraging across rolling hills. Here in the agrarian calm, high above Callicoon, sits the Beechwoods House, looking out across one of the western Catskills’ most beautiful landscapes: undulating farmland, wooded hills and an extraordinary expanse of sky. Set within 7.85 acres of meadow and native plantings, the home was designed around this view, with its main living spaces facing west toward the sunset.

The house low against its hillside, seen from the air — The ridge, from the air.

Aerial view of the house and its outbuilding among meadow and young woods — House and outbuilding in the meadow.

Chairs facing the view — Chairs left facing the valley.

01The house

Although custom built in 2022, the house feels as though it has been here for generations. Weathered wood, cobblestone floors, deep rooflines, and rooms filled with warmth and patina give it the soul of an old Catskills homestead, while its open layout and effortless connection to the outdoors are distinctly modern. The architecture sits quietly within the landscape, emerging from the meadow rather than imposing upon it.

The building's gable end against open sky — Weathered board, deep rooflines, no ornament.

The building seen through the planting — Emerging from the meadow rather than imposing upon it.

Covered terrace looking west over the hills — The covered terrace, pointed west.

02The living room

At the center of the home is an expansive living room anchored by a sleek gas fireplace. Walls and ceilings wrapped in wood create an enveloping sense of warmth, while a broad bank of windows frames the countryside beyond. There is ample room to gather, read, play games, or simply settle in beside the fire. A built-in nook offers a quiet corner of its own, made for curling up with a book while still feeling connected to the rest of the room.

Doors open to outdoor spaces on two sides. One looks west across the hills, an idyllic place for dinner as the last light moves over the valley. The other is a more intimate retreat surrounded by lush native plantings. Open both sides of the room in summer to let the breeze and birdsong move through the house. In winter, the radiant-heated cobblestone floors, richly textured wood, and oversized hearth make the entire space feel wonderfully cocooning.

Living room seating and the wall of windows — A broad bank of windows frames the countryside beyond.

Living room looking out to the meadow — Windows level with the top of the grass.

The living room, gas fireplace at one end — The gas fireplace anchors one end; walls and ceilings wrapped in wood.

Pictures and objects on the console table — Pictures hung close and low.

Cushions on the leather sofa — Room to gather, read, or settle in beside the fire.

A built-in nook offers a quiet corner of its own, made for curling up with a book while still feeling connected to the rest of the room.

The fireplace wall and the built-in reading nook — The nook, built into the wall beside the fireplace.

A built-in bed nook — A second built-in, off one of the bedrooms.

Deck and doors opening from the living room — Doors open to outdoor spaces on two sides.

The view framed by leaves — One looks west across the hills.

The length of the living room under the pitched ceiling — Radiant-heated cobblestone runs throughout.

Open both sides in summer and the breeze moves through the house.

03The kitchen

The kitchen has the easy, collected character of a French country house. Wood cabinetry, open shelving, skirted worktables, an apron front sink and patinated natural materials give the room the feeling of having come together slowly over time. It is generously scaled, with space for a dining table at its center and windows looking out toward the landscape.

Off the kitchen is a convenient mudroom and laundry area with a half-bath. A separate outdoor sitting area just outside the kitchen creates yet another place for morning coffee or a quiet lunch in the garden.

The kitchen, open shelving above the counter — Wood cabinetry, open shelving, skirted worktables.

The kitchen table set into the room — Generously scaled, with space for a dining table at its center.

Kitchen sink and the shelf above it — Patinated natural materials throughout.

Apron sink at the window — An apron front sink.

Windows look out toward the landscape, so the hill is in front of you while you work.

The sink, the window, and the hill beyond.

The range beneath open shelves — The range wall.

Kitchen and dining end of the room together — Kitchen and dining, one room.

04The bedrooms

The private bedrooms extend along two wings, giving the home a natural sense of separation. One hall leads past a cozy den to the primary suite, where the bath pairs warm wood with a freestanding soaking tub, separate shower and water closet. Three additional bedrooms and a full bath occupy the opposite side of the house.

Each room has its own tacit personality, with soft light, simple materials, and windows that look into the meadow and surrounding greenery.

A bedroom with morning light across the bed — Soft light and simple materials.

Light across a made bed — Windows that look into the meadow.

Bed beside the window — Each room has its own tacit personality.

Bed nook with the covers turned back — Covers turned back.

One hall leads past a cozy den to the primary suite, where the bath pairs warm wood with a freestanding soaking tub, separate shower and water closet.

The soaking tub set on cobblestone — The freestanding tub, on cobblestone.

The clawfoot tub — Warm wood and the valley beyond the glass.

Bath with the tub beneath a window — The tub set beneath a window.

Vanity and mirror — The full bath on the opposite wing.

Twin bed with a striped pillow — One of the three additional bedrooms.

Two wings, two halls, and the living room between them: the plan gives the house a natural sense of separation.

Hallway leading to the bedrooms — The hall between the two wings.

Books on the built-in shelves — Built-in shelves along the way.

The den on the way to the primary suite — The cozy den on the way to the primary suite.

05The loft

Off the living room, up a concealed stairway, is one of the home’s more unexpected spaces: a generous loft tucked beneath the pitched roof. Warm wood ceilings follow the roofline overhead, while windows on multiple sides bring in light and views of the surrounding treetops.

Connected to the character of the house but removed from its main gathering spaces, it feels like a private world of its own, and could easily become a screening room, library, painting studio, music room, home office or guest suite.

The loft beneath the pitched roof — Warm wood ceilings follow the roofline overhead.

Loft seating under the roofline — Windows on multiple sides bring in light and treetops.

06The land

Outside, the property unfolds through covered terraces, slatted pergolas, garden paths, and pockets of meadow alive with grasses and wildflowers. Adirondack chairs placed at the edge of the hill invite you to sit and take in the long western view.

The nearly eight acre property feels wonderfully private, yet remains open and expansive, with the house appearing almost hidden within the landscape, a truly rare confluence of traits that almost every buyer hopes to find.

The sheltered court beside the house — Covered terraces and pockets of meadow.

Cloud over the ridge, the view from the terrace

The landThe long western view from the edge of the hill.

Native plantings against the board siding — Native plantings brought up against the siding.

A chair set out in the garden — Garden paths through the meadow.

The pergola and the valley beyond — Slatted pergolas.

Adirondack chairs placed at the edge of the hill invite you to sit and take in the long western view.

Adirondack chairs on the lawn above the valley — Chairs on the lawn above the valley.

Board siding and greenery — Weathered board and green.

Meadow planting in high summer — Grasses and wildflowers.

Long grass at the meadow's edge — Meadow left long at the edge.

07Callicoon & nearby

Despite its seclusion, the Beechwoods is just ten minutes from Callicoon, one of the Catskills’ most beloved river towns. Spend Sunday morning at the year round farmers’ market, choose a bottle at the Callicoon Wine Merchant, have cocktails and dinner at Black Walnut, or see a film beneath the marquee of the historic Callicoon Theater. Nearby, Seminary Hill offers cider, food, and beautiful views across the Delaware River Valley. The river is central to life here, with swimming, kayaking, tubing, and fishing throughout the warmer months.

Ten minutes in the other direction, Jeffersonville is home to Sullivan Sundries, a beautifully curated destination for coffee, specialty provisions and home goods. Nearby Bethel Woods brings major concerts and festivals to the historic Woodstock site, while Narrowsburg, Livingston Manor, and Roscoe offer restaurants, breweries, antiquing, and some of the region’s best fly fishing.

The house on its ridge, from the air — The house on its ridge.

Farmland and hedgerow running out from the property — Farmland running out toward the Delaware.

The western Catskills from above the house

The viewUndulating farmland, wooded hills, and an extraordinary expanse of sky.

08In short

Just 2.5 hours from New York City, 506 Beechwoods offers the rare combination of deep quiet and genuine connection. Additionally, this turnkey home is offered furnished, preserving the layered, highly curated interiors that make it feel so immediately inviting. A house that feels removed from everything when you want it to, with some of the Catskills’ best food, culture, and small town life close at hand.

Particulars

Built: 2022
Living area: 3,000 sq ft
Land: 7.85 acres
Bedrooms: 4
Bathrooms: 2.5
Style: Contemporary rustic
Heating: Propane forced air & radiant
Cooling: Central air
Fireplace: Gas
Floors: Cobblestone, radiant heated
Primary bath: Soaking tub, shower, WC
Laundry: Mudroom off the kitchen
Loft: Above the living room
Outdoor rooms: Three
Furnishings: Offered furnished, turnkey
Orientation: West-facing view
County: Sullivan, NY
From NYC: 2 hr 30 min
Generator: To confirm
Annual taxes: To confirm
Price: $1,450,000

Enquiries

Homes in the Wild · Houlihan Lawrence

homesinthewild@gmail.com · (917) 767-7705

Particulars

Enquiries

Homes in the wild