82 Cooks Brook Rd

Roscoe, NY 12776

$625,000
Price
3
Beds
2,298 Sq. Ft.
$272 / Sq. Ft.
2,298
Sq. Ft.
$272
per Sq. Ft.
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Open: 6/27 11:00AM - 01:00PM
Open: 6/27 11:00AM - 01:00PM

Description

Perched above the Beaverkill River with all the appeal of a modern treehouse, Angler's Perch is a one-of-a-kind retreat where river views and layered living spaces create an experience that feels worlds away from the everyday. Designed around elevation, light, and connection to the outdoors, the main residence unfolds across multiple levels. In the upper main house, two bedrooms occupy the entry level, including a king-sized primary suite with ensuite bath, walk-in closet, and integrated laundry....Perched above the Beaverkill River with all the appeal of a modern treehouse, Angler's Perch is a one-of-a-kind retreat where river views and layered living spaces create an experience that feels worlds away from the everyday. Designed around elevation, light, and connection to the outdoors, the main residence unfolds across multiple levels. In the upper main house, two bedrooms occupy the entry level, including a king-sized primary suite with ensuite bath, walk-in closet, and integrated laundry. Above, the heart of the home features an open kitchen, dining, and living area framed by soaring ceilings and sculptural timber stairs. Expansive windows overlook the river and blur the line between indoors and out, creating the feeling of being suspended among the trees. A wood stove, built-in bookshelves, concealed projection screen, and screened-in deck feel designed as much for lingering as entertaining. On the top level, an open loft provides flexible space for work, guests, yoga, reading, or simply disappearing for a few quiet hours. On the first level is a fully separate accessory dwelling unit with its own entrance and electric meter, offering a bedroom, full bath, living area, kitchenette, and private deck—ideal for guests, creative pursuits, remote work, or potential income opportunities. Hand-built stone walls, mature plantings, rocky outcroppings, and multiple outdoor gathering spaces create a setting that feels both deeply private and closely connected to nature. Located just outside Roscoe, Trout Town USA, Angler's Perch offers proximity to world-class fishing, celebrated hiking trails, and some of the Catskills' most beloved destinations. Ten minutes from Roscoe and approximately 20 minutes from Livingston Manor and Callicoon, this unique property offers a rare combination of architectural character, flexibility, natural beauty, and a dreamy basecamp for Catskills adventures.
  1. Listed by Erica Keberle • Anatole House LLC
    P: (845)-943-4177 C: (917)-690-5405 erica@anatolehouse.com

Property Details for 82 Cooks Brook Road

City/Township
Colchester
View
Bridge(s), Mountain(s), Panoramic, River, Trees/Woods, Water
Architectural Style
Contemporary, Modern
Waterfront
No

Open Houses

Saturday, Jun 27th11:00 AM - 1:00 PM
PublicView contact
LISTING UPDATED: 06/23/2026 10:56 PM

Property Details for 82 Cooks Brook Road

StatusActive
MLS #1015275
Days on Market3
Taxes$1,247 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeSingle Family
Year Built2004
Lot Size0.17 AC / 7,405 SF
CountyDelaware County
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Location

Listing Courtesy of Anatole House LLC
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Building Information for 82 Cooks Brook Road

Stories-Year Built2004Building Size-Lot Size0.17 AC / 7,405 SF

Payment Calculator

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$3,218 per month

30 year fixed, 6.36% Interest

Principal and Interest

$3,114

Property Taxes

$104

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 82 Cooks Brook Road

Summary
Location and General Information
  • Senior Community YN: No
  • Property Attached: No
  • Structure Type: Detached
  • State Or Province: NY
School Information
  • School District: Rockland
  • Elementary School District: Rockland
  • Elementary School: Rockland Elementary School
  • Middle Or Junior School District: Rockland
  • Middle Or Junior School: Rockland Middle/High School
  • High School District: Rockland
  • High School: Rockland Middle/High School
Rental
Rental
  • Lease Considered: No
Unit Information
Unit Information
  • Building Units Total: 1
Taxes and HOA Information
Taxes and HOA Information
  • Parcel Number: 122400-445-002-0001-044-200
  • Additional Fees: No
  • Tax Source: Municipality
  • Tax Year: 2026.0
  • Association: No
Interior and Exterior Features
Interior Features
  • Amenities: Breakfast Bar, Bridge(s), Built-in Features, Cathedral/Vaulted/High Ceiling, Ceiling Fan(s), Chefs Kitchen, Contemporary, Entrance Foyer, High Ceilings, High Speed Internet, Living Room, Modern, Mountain(s), Natural Woodwork, Open Floorplan, Open Kitchen, Panoramic, Primary Bathroom, Public, Quartz/Quartzite Counters, Recessed Lighting, River, Storage, Trees/Woods, Walk In Closet, Washer/Dryer Hookup, Water View, Wood Burning Stove
  • Interior Features: Breakfast Bar, Built-in Features, Cathedral Ceiling(s), Ceiling Fan(s), Chefs Kitchen, Entrance Foyer, High Ceilings, High Speed Internet, Natural Woodwork, Open Floorplan, Open Kitchen, Primary Bathroom, Quartz/Quartzite Counters, Recessed Lighting, Storage, Walk-In Closet(s), Washer/Dryer Hookup
  • Appliances: Dishwasher, Dryer, Microwave, Range, Refrigerator, Stainless Steel Appliance(s), Tankless Water Heater, Washer
  • Total Rooms: 5
  • Attic Description: None
  • Fireplace: Yes
  • Fireplaces Total: 1
  • Fireplace Features: Living Room, Wood Burning Stove
  • Location Amenities: Stainless Steel Appliances, Wood Burning Stove, Cathedral/Vaulted/High Ceiling, Chef's Kitchen, Entry Foyer, Foyer, High Ceilings, High Speed Internet, Open Kitchen, Storage, Walk In Closet, WD Hookup, Bridge View, Mountain Views, Open View, River, River Views, Water View
  • Spa: No
  • Living Area: 2,298.00
  • Basement: No
Exterior Features
  • Exterior Property Features: Driveway
  • Elevation Certificate: No
  • Construction Materials: Frame, Wood Siding
  • Road Frontage Type: Municipal
  • Road Responsibility: Public Maintained Road
  • Horse: No
  • Pool Private: No
Lot Information
  • Additional Parcel: No
  • Building Area Units: Square Feet
Parking
  • Parking Features: Driveway
  • Garage: No
  • Carport: No
Utilities
  • Cooling: Ductless
  • Heating: Baseboard, Heat Pump, Hot Water, Propane
  • Heat Fuel Type: Baseboard, Heat Pump, Hot Water, Propane
  • Sewer: Septic Tank
  • Water Source: Public
  • Utilities: Electricity Connected, Propane, Water Connected
Green Features
  • Green Features: Dishwasher, Dryer, Microwave, Range, Refrigerator, Stainless Steel Appliance(s), Tankless Water Heater, Washer, Baseboard, Heat Pump, Hot Water, Propane
Agent
Payment and Rate
  • Down Payment Resource: Yes

Property History for 82 Cooks Brook Road

DateEvent & SourcePriceAppreciation
Jun 22, 2026

Listed (Active)

ONEKEY #1015275

$625,000—
Oct 28, 2020

Sold (Public Record)

Public Record #1430489164

$235,000

+2.9% / yr

Jun 13, 2008

Sold (Public Record)

Public Record #1255612351

$165,000—
DateEvent & SourcePrice
06/22/2026

Listed (Active)

ONEKEY #1015275

$625,000
10/28/2020

Sold (Public Record)

Public Record #1430489164

$235,000

+2.9% / yr

06/13/2008

Sold (Public Record)

Public Record #1255612351

$165,000

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 82 Cooks Brook Road

Taxable ValueLand$500Additions$1,000Total$1,500
Tax Record2025$454 ($38 / month)
Home Facts
Beds0Lot Size7,405 SqFtStyleSingle Family ResidenceCountyDELAWAREAPN122400 445.2-1-44.2

Schools near 82 Cooks Brook Road

This home is within Roscoe Central School District.
Rating
School
Type
Grades
Distance
Rockland Elementary School
Public - PK to 6
Roscoe Central School
Public - PK to 12
Rockland Middle/High School
Public - 7 to 12
Rating
School
Distance
Rockland Elementary School
PublicPK to 6

Roscoe Central School
PublicPK to 12

Rockland Middle/High School
Public7 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 82 Cooks Brook Road, Roscoe, NY 12776

82 Cooks Brook Road is a single family home for sale in Roscoe, NY 12776. This property was listed for sale on June 22, 2026 by Anatole House LLC, it's currently listed at $625,000. It has been on the market for a total of 3 days and was last sold on October 28, 2020. This listing's school districts are Rockland Central School District, Roscoe Central School District. Nearby schools include Rockland Elementary School, Roscoe Central School and Rockland Middle/High School. 82 Cooks Brook Road is a 3-bed, 3-bath, 2,298 sqft single family home built in 2004.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of any information, descriptions or measurements (including square footage measurements and property condition), such should be independently verified through appropriate means, including, but not limited to, in person inspection and public records, and Compass International Holdings, its subsidiaries, affiliates and independently owned and operated franchisees, and their affiliated agents and associated third parties expressly disclaim 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 seller's discretion. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Anatole House LLC

Based on information submitted to the MLS GRID as of 06/23/2026 10:56 PM. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. Properties displayed may be listed or sold by various participants in the MLS. IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. The data is deemed reliable but is not guaranteed by MLS GRID. Use of the MLS GRID data may be subject to an end user license agreement prescribed by the applicable MLS of the Member Participant, if any, and as amended from time to time.