390-406 Halcottsville Rd

Halcottsville, NY 12438

$699,000
Price
4
Beds
3,054 Sq. Ft.
$229 / Sq. Ft.
3,054
Sq. Ft.
$229
per Sq. Ft.
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Description

The Hulbert Atelier at The Porch | A Historic Catskills Compound with Creative Lineage & Proven Income
Built circa 1890 as A. L. Hulbert's general store, this Halcottsville landmark anchored daily life in the Catskills' early resort era - supplying farmers, summer boarders, and rail travelers. Over time, the building transitioned into a private residence, later known locally as the Alberta MacDonald home. Today, under the stewardship of fashion photographer Donald McPherson, the property has entered...The Hulbert Atelier at The Porch | A Historic Catskills Compound with Creative Lineage & Proven Income

Built circa 1890 as A. L. Hulbert's general store, this Halcottsville landmark anchored daily life in the Catskills' early resort era - supplying farmers, summer boarders, and rail travelers. Over time, the building transitioned into a private residence, later known locally as the Alberta MacDonald home. Today, under the stewardship of fashion photographer Donald McPherson, the property has entered a new chapter - reimagined as the micro-resort known as The Porch, a thoughtful intersection of design, lifestyle, and income, shaped by a unique and creative sensibility. The main house is beautifully curated without feeling overdone - a balance of historic character and stylish, updates. There is a natural ease to the way the home lives, with rooms that feel connected, warm, and quietly refined. A separate bungalow/guest-house offers flexibility for hosting or continued income, supported by a strong and established Airbnb history. Immediate usability for both lifestyle buyers and investors. A dedicated gallery space introduces a very rare and compelling dimension, well-suited for creative work, small gatherings, or simply as an inspiring extension of the home. Outside, the property reveals itself as both beautiful and functional. Fully fenced with classic cedar post-and-rail and agriculturally zoned, it includes an open meadow, a mature orchard, and a striking three-story barn with underground utilities (and a chandelier). Currently home to goats and a miniature horse, the setting lends itself naturally to hobby farming or a more expansive compound vision. And then there's the location - genuinely cinematic. Just across the street, a small bridge passes over a waterfall, leading directly to Susan's Pleasant Pheasant Farm, where kayaking, biking, and afternoons on Lake Wawaka become part of everyday life. From the property, you'll take in mountain and village views, along with a front-row perspective of the lake. Municipal water and sewer offer rare convenience within a historic hamlet setting that is particularly appealing for those considering expanded or commercial uses Proximity to the Pakatakan Round Barn Farmers Market and Belleayre and Plattekill Mountains ensures year-round enjoyment. Zoning approvals allow for a range of additional uses, including gallery, retail, or hybrid concepts, further expanding the property's potential. A rare opportunity (and one that is increasingly hard to replicate) to own a turnkey Catskills property that combines history, design, income, and land--offered in one of the region's most distinctive settings.
  1. Listed by Margaret Bellar • The Catskill Dream Team
    P: (917)-558-0447 C: (917)-558-0447 peggybellar@gmail.com
  2. Listed by Katherine Keys • The Catskill Dream Team
    P: (347)-733-0660 C: (347)-733-0660 cricket.keys@gmail.com

Property Details for 390-406 Halcottsville Road

Zoning
SR-3
Zoning Description
Residential Multiple
Basement YN
Yes
LISTING UPDATED: 04/22/2026 07:33 AM

Property Details for 390-406 Halcottsville Road

StatusActive
MLS #20261738
Days on Market5
Taxes$10,586 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential / Single Family Residence
Year Built1840
Lot Size2.80 AC / 121,968 SF
CountyDelaware County
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Location

Listing Courtesy of The Catskill Dream Team
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Building Information for 390-406 Halcottsville Road

Stories-Year Built1840Building Size-Lot Size2.80 AC / 121,968 SF

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$4,402 per month

30 year fixed, 6.46% Interest

Principal and Interest

$3,520

Property Taxes

$882

HOA Dues

$0

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Property Information for 390-406 Halcottsville Road

Summary
Location and General Information
  • Directions: From Margaretville, take Route 30 north approximately 2 miles to Halcottsville. Turn right onto Halcottsville Road. Property is on the right.
  • Township: Middletown
  • MLS Area Major: Middletown
  • County: Delaware
  • Latitude: 42.207387
  • Longitude: -74.59975
  • MLS Area Major: Middletown
  • Sign On Property YN: No
  • Mountain(s): Yes
  • Orchard: Yes
  • Panoramic: Yes
Taxes and HOA
  • Association Fee: $.00
  • Parcel Number: 242.-2-2-6
  • Tax Block: 2-2-6
  • Tax Legal Description: 242.-2-2-6
  • Tax Annual Amount: $10,586.00
Parking
  • Garage YN: No
  • Garage YN: No
  • ADU Parking YN: Yes
Property
Lot Information
  • New Construction YN: No
  • Lot Size Acres: 2.8
  • Above Grade Finished Area: 3054.0
  • Below Grade Finished Area: 0.0
  • Living Area: 3054.0
  • Lot Size Area: 2.8
  • Lot Size Units: Acres
  • Lot Size Square Feet: 121968.0
  • Above Grade Finished Area: 3054.0
  • Below Grade Finished Area: 0.0
  • Lot Size Acres: 2.8
  • ADU SqFt: 962.0
  • Greek Revival: Yes
  • Clapboard: Yes
  • Wood Siding: Yes
  • Agricultural: Yes
  • Gentle Sloping: Yes
  • Landscaped: Yes
  • Level: Yes
  • Meadow: Yes
  • Orchard(s): Yes
  • Rock Outcropping: Yes
  • Views: Yes
Property and Assessments
  • Owner Name: Donald McPherson
  • Total Floor Plans Count: 4
  • Property Type: Residential,Single Family Residence
  • Year Built: 1840
  • Property Sub Type: Single Family Residence
  • New Construction YN: No
  • Page: 270
  • Section: 242.2
  • Close Of Escrow: Yes
Taxes and HOA
  • Tax Assessed Value: 326800.0
  • Tax Lot: 242
Utilities
  • Public Sewer: Yes
  • Water Available: Yes
  • Public: Yes
  • Spring: Yes
Interior and Exterior Features
Exterior Features
  • Lake: Yes
  • Fire Pit: Yes
  • Garden: Yes
  • Lighting: Yes
  • Outdoor Shower: Yes
  • Fenced: Yes
  • Guest House: Yes
  • Wrap Around: Yes
Interior Features
  • Basement YN: Yes
  • Room Total: 14
  • Bathrooms Total (Integer): 3
  • Bathrooms Total (Decimal): 2.0
  • Bathrooms Total (Notational): 1.2
  • Cooling: Yes
  • Heating: Yes
  • Bedrooms Total: 4
  • Bathrooms Full: 1
  • Bathrooms Half: 2
  • Bathrooms Half: 2.0
  • ADU Bathrooms: 1
  • ADU Bedrooms: 3
  • ADU Building Type: Stand-Alone
  • ADU Heating YN: Yes
  • Dishwasher: Yes
  • Free-Standing Gas Range: Yes
  • Refrigerator: Yes
  • Partial: Yes
  • Wall Unit(s): Yes
  • Tile: Yes
  • Wood: Yes
  • Baseboard: Yes
  • High Speed Internet: Yes
  • Laundry Room: Yes
  • Two: Yes
Room Information
Room Information
  • Bathroom: Yes
  • Bathroom Level: First
  • Living Room Level: First
Mobile Home
Mobile Home Information
  • Sign On Property YN: No
Rental
Rental Information
  • Occupant Type: Owner
  • Occupant Name: *** NEW LISTING ***
  • Occupant Type: Owner
  • Occupant Name: *** NEW LISTING ***

Public Records for 390-406 Halcottsville Road

Taxable ValueLand$34,400Additions$292,400Total$326,800
Tax Record2025$8,308 ($692 / month)
Home Facts
Baths3Total Finished SqFt960 SqFtAbove Grade Finished SqFt960 SqFtStories1Lot Size121,968 SqFtStyleMulti-Family Dwelling (2-4)Year Built1976Year Renovated1989ZoningH1CountyDELAWAREAPN124689 242.2-2-6Fireplace TypeHas Fireplace

Schools near 390-406 Halcottsville Road

This home is within Roxbury Central School District.
Rating
School
Type
Grades
Distance
Roxbury Central School
Public - PK to 12
Rating
School
Distance
Roxbury Central School
PublicPK to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 390-406 Halcottsville Road, Halcottsville, NY 12438

390-406 Halcottsville Road is a single family home for sale in Halcottsville, NY 12438. This property was listed for sale on April 20, 2026 by The Catskill Dream Team, it's currently listed at $699,000. This listing's school district is Roxbury Central School District. Nearby schools include Roxbury Central School. 390-406 Halcottsville Road is a 4-bed, 3-bath, 3,054 sqft single family home built in 1840.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of The Catskill Dream Team

The source of the displayed data is either the property owner or public record provided by non-governmental third parties. It is believed to be reliable but not guaranteed. This information is provided exclusively for consumers’ personal, non-commercial use. The data relating to real estate for sale or lease on this webpage comes from the the IDX Program of OneKey® MLS, Columbia Greene Northern Dutchess MLS, Hudson Valley Catskill Regional MLS and Ulster County Board of REALTORS. Real estate listings held by brokerage firms other than Compass are marked with a OneKey® MLS, Columbia Greene Northern Dutchess MLS, Hudson Valley Catskill Regional MLS or Ulster County Board of REALTORS Logo. Use of these search facilities other than by a consumer seeking to purchase or lease real estate is prohibited. The accuracy of all information is deemed reliable but not guaranteed and should be verified through personal inspection by and/or with appropriate professionals. The data contained herein is copyrighted by the IDX Program of OneKey® MLS, Columbia Greene Northern Dutchess MLS, Hudson Valley Catskill Regional MLS and Ulster County Board of REALTORS and is protected by all applicable copyright laws. Any unauthorized dissemination of this information is in violation of copyright laws and is strictly prohibited. Information Copyright 2026, OneKey® MLS, Columbia Greene Northern Dutchess MLS, Hudson Valley Catskill Regional MLS and Ulster County Board of REALTORS. All rights reserved. Data last updated: 04/22/2026 07:33 AM