847 Cooks Falls Road

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overhead riverhouse
$1,050,000
3 beds4,072 sqft$258/sqft
847 Cooks Falls Rd, Roscoe, NY 12776
Est: $5,476/moGet pre-approved

Description

The School : A Rare Beaverkill Offering in the Western Catskills
The School in Cooks Falls, rich in history, beautifully converted and restored for modern living, is a distinctive home which sits along the banks of the legendary Beaverkill River - one of the most storied trout streams in the country. Located in Cooks Falls, Delaware County, The School offers rare private river frontage with direct access for fishing, swimming, and riverside relaxation. The residence offers approximately 4,072 square...The School : A Rare Beaverkill Offering in the Western Catskills

The School in Cooks Falls, rich in history, beautifully converted and restored for modern living, is a distinctive home which sits along the banks of the legendary Beaverkill River - one of the most storied trout streams in the country. Located in Cooks Falls, Delaware County, The School offers rare private river frontage with direct access for fishing, swimming, and riverside relaxation. The residence offers approximately 4,072 square feet of thoughtfully reimagined living space, blending the scale and character of the original school with a refined and yet relaxed approach to modern living. Rarely does a property of such provenance and presence come to the market in this celebrated stretch of the Beaverkill Valley. Approached from the river beneath mature trees and framed by beautifully established grounds, the property offers a quintessential Catskills setting. Terraces and gardens invite outdoor living amongst the surrounding landscape, combining historic character, scale, and a remarkable sense of place. This is not simply another country house, but a property with a story and a provenance. The School features three bedrooms, expansive common areas, high ceilings and flexible space well-suited for full-time use, a weekend retreat, or creative pursuits. Subtle remnants of its past remain throughout, including the school bell still housed in the belfry, the original water fountain... quiet details that speak to the building's history and its life before becoming a private residence. Few historic houses survive with such integrity, and fewer still have been transformed into homes of this scale while retaining so many reminders of their original purpose. Set on over four acres, the property enjoys a peaceful, open setting with mature landscape and room to breathe. A classic French parterre extends from the kitchen, providing an ''outdoor hedged private room'' complete with bluestone table for entertaining. A separate two-story barn adds valuable additional space: ideal for storage, workshop use, or future creative conversion. The combination of private riverfront access, acreage, and historic structure makes this a standout offering in the Catskills. Located just minutes from Roscoe and Livingston Manor, the home is close to renowned fly-fishing, dining, farmers' markets and local shops, yet feels entirely removed from it all. Just over 100 miles from from New York City, this is a rare opportunity to own a meaningful piece of Catskills history in one of its most desirable riverfront settings.
LISTING UPDATED: 07/17/2026 10:24 AM

  1. Listed by Brock Anderson • Four Seasons Sotheby's Int.
    P: (310)-699-2895 C: (310)-699-2895 brock.anderson@fourseasonssir.com

Property Details for 847 Cooks Falls Road

Status
Pending Continue To Show
MLS #
20263296
Days on Market
32
Taxes
$1,663 / year
HOA Fees
-
Condo/Co-op Fees
-
Property Type
Single Family
MLS Type
Residential / Single Family Residence
Year Built
1900
Lot Size
4.10 AC / 178,596 SF
County
Delaware County
Senior Community YN
No
Zoning
R-1
Senior Community YN
No
Basement YN
Yes

Location

Listing Courtesy of Four Seasons Sotheby's Int.
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Building Information for 847 Cooks Falls Road

Stories2Year Built1900Building Size-Lot Size4.10 AC / 178,596 SF

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Property Information for 847 Cooks Falls Road

Summary
Location and General Information
  • Directions: NYC: I-87 N to NY-17 W. Continue past Liberty, take Exit 94 for Roscoe/Cooks Falls. Follow signs to Cooks Falls Rd to 847 Cooks Falls Rd.
  • Township: Colchester
  • MLS Area Major: Colchester
  • County: Delaware
  • Latitude: 41.949565
  • Longitude: -74.980732
  • MLS Area Major: Colchester
  • Sign On Property YN: Yes
Taxes and HOA
  • Association Fee: $.00
  • Parcel Number: 445.2-1-15
  • Tax Block: 1
  • Tax Legal Description: Ray T GI4 Lot 62
  • Tax Annual Amount: $1,663.00
Parking
  • Attached Garage YN: No
  • Garage YN: No
  • Garage YN: No
  • Covered: Yes
  • Detached Carport: Yes
  • On Site: Yes
Property
Lot Information
  • New Construction YN: No
  • Lot Size Acres: 4.1
  • Above Grade Finished Area: 4072.0
  • Below Grade Finished Area: 0.0
  • Living Area: 4072.0
  • Lot Size Area: 4.1
  • Lot Size Units: Acres
  • Lot Size Square Feet: 178596.0
  • Above Grade Finished Area: 4072.0
  • Below Grade Finished Area: 0.0
  • Lot Size Acres: 4.1
  • Queen Anne: Yes
  • Stone: Yes
  • Wood Siding: Yes
  • River: Yes
  • Water Rights YN: Yes
  • Landscaped: Yes
  • Level: Yes
  • Many Trees: Yes
  • Native Plants: Yes
  • Private: Yes
  • Views: Yes
  • Wooded: Yes
  • House: Yes
Property and Assessments
  • Owner Name: Andrea Fontaine
  • Total Floor Plans Count: 0
  • Property Type: Residential,Single Family Residence
  • Year Built: 1900
  • Property Sub Type: Single Family Residence
  • New Construction YN: No
  • Page: 327
  • Section: 2
Taxes and HOA
  • Tax Assessed Value: 2000.0
  • Tax Lot: 15
Utilities
  • Septic Tank: Yes
  • Cable Available: Yes
  • Cable Connected: Yes
  • Electricity Available: Yes
  • Electricity Connected: Yes
  • Water Available: Yes
  • Water Connected: Yes
  • Public: Yes
Interior and Exterior Features
Exterior Features
  • Stories: 2
  • Fishing: Yes
  • Fire Pit: Yes
  • Garden: Yes
  • Lighting: Yes
  • Outdoor Grill: Yes
  • Private Yard: Yes
  • Barn(s): Yes
  • Shed(s): Yes
  • Workshop: Yes
  • Terrace: Yes
Interior Features
  • Basement YN: Yes
  • Room Total: 0
  • Bathrooms Total (Integer): 2
  • Bathrooms Total (Decimal): 2.0
  • Bathrooms Total (Notational): 2.0
  • Cooling: Yes
  • Bedrooms Total: 3
  • Bathrooms Full: 2
  • Bathrooms Half: 0
  • Bathrooms Half: 0.0
  • Concrete: Yes
  • Ceiling Fan(s): Yes
  • Wall Unit(s): Yes
  • French Doors: Yes
  • Wood: Yes
  • Eat-in Kitchen: Yes
  • High Ceilings: Yes
  • High Speed Internet: Yes
  • Kitchen Island: Yes
  • Natural Woodwork: Yes
  • Pantry: Yes
  • Stone Counters: Yes
  • In Basement: Yes
  • Two: Yes
  • Dehumidifier: Yes
Mobile Home
Mobile Home Information
  • Sign On Property YN: Yes
Rental
Rental Information
  • Occupant Type: Owner
  • Occupant Type: Owner

Public Records for 847 Cooks Falls Road

Taxable ValueLand$500Additions$1,500Total$2,000
Tax Record2025$605 ($50 / month)
Home Facts
Beds0Lot Size178,596 SqFtStyleSingle Family ResidenceCountyDELAWAREAPN122400 445.2-1-15

Schools near 847 Cooks Falls 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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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. Subject to change at any time. Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties make no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.

Listing Courtesy of Four Seasons Sotheby's Int.

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