712 Bostock Boiceville, NY 12412

Privacy, mountain views and the opportunity to make it your own - set on five acres with a mix of open lawn and woodland, this two-bedroom cottage combines a peaceful setting with easy access to some of the Catskills' favorite places.

Offered as is and priced to sell, it's a fixer-upper with considerable potential, whether you choose to renovate, expand the existing footprint or build a new home and retain the cottage for guests or rental income, subject to approvals.

Inside, the open layout and generous expanses of glass make the most of the surroundings. A stone fireplace anchors the living area, while the dining space overlooks the patio, gardens and mountains beyond. An adjoining sitting room has sliding glass doors on two sides and windows on a third, bringing in natural light and views of the surrounding nature all around. Two bedrooms and a full bathroom are tucked away from the living spaces, all on one level.

Outside, a stone patio opens onto a broad lawn bordered by mature trees, ornamental grasses and established plantings. There's space to garden, gather with friends or simply enjoy the quiet, with potential to expand the mountain outlook through selective tree thinning. A separate shed and off-street parking add practical convenience. The septic system was replaced in 2012.

Adjoining over 200 acres of NYC DEP land, the property offers the added appeal of hiking and exploring right from your own backyard - a chance to head into the woods without getting in the car!

Bread Alone and everyday essentials in Boiceville are just moments away, with Woodstock and Phoenicia both an easy drive. Spend winter days skiing at Belleayre Mountain and the warmer months exploring local trails, the Esopus Creek and the Ashokan Reservoir. A setting to enjoy in every season - and an exciting opportunity to shape what comes next!