Sullivan County Farmstead With River Frontage, & Forest

Located at 194 Dryer Road, this country farmstead features 82.25+/- acres of diverse forest, tillable acreage, rocky hillside, and 1,887 feet of frontage on the Neversink River. The property is being sold as part of a conservation easement. This program protects river-bottom habitat, soil and water quality, and essential wildlife and aquatic ecosystems. The Neversink River is renowned as the birthplace of American dry-fly fishing and supports a diverse fishery. The most prominent species in the river are trout (especially brown, brook, and rainbow) and smallmouth bass. This property's stretch of the Neversink is also excellent Bald Eagle habitat, used for both nesting and feeding. The home is perfectly placed in the northwest corner of the property, just off the road, sheltered by trees and vegetation, creating a secluded feel. The home is a 950+/- square-foot, 1-bed, 1-bath ranch with a one-car attached garage and an open front garage currently used as a woodshed. This home is a great starting point to develop your future farm. The conservation easement does include a 2.4+/- acre minimal protection area around the home, allowing the potential to build a larger home, barn, and outbuildings with proper approvals. Looking across the yard, you'll find fruit trees, gardens, and tillable acreage currently planted in corn. Some fields are fully fenced and can be used for grazing when not in crop rotation. This area is lined with spruce trees, adding privacy and wind protection. The farm road crosses Tea Kettle Brook, providing access to the back cornfield. This brook meanders through the property, intersects with another stream, and ultimately feeds into the Neversink. Heading east toward the river, the forest consists of larger hardwood species, with occasional pines mixed in-oak, sycamore, cherry, and pine can be found.. The tall canopy blends with a thick understory, typical of a river-bottom forest. A trail system traverses the forest and follows the river, perfect for hiking, ATV riding, horseback riding, snowshoeing, or cross-country skiing in the winter. Crossing Dryer Road to the east, another fenced field offers potential for crops or grazing. Beyond, a mountainous forest rises-steep terrain, moss-covered boulders, and pockets of vibrant ferns create a magical, mystical feel, with gentle light and majestic trees whispering of another time. The possibilities are endless on this property-whether you envision a hobby farm, a country homestead, self-sustainability, a weekend hunting or fishing camp, or simply a place to enjoy wildlife and the river-bottom ecosystem-this property offers boundless potential. The sale is contingent on the completion of the conservation easement, which includes a property line adjustment. The exact acreage will be determined with the final survey. The easement is scheduled for completion in late fall of 2026. The surrounding area has a lot to offer as well. Just minutes from the Neversink Reservoir and a short drive to the Rondout Reservoir, the property provides additional opportunities for fishing and boating. Beyond the outdoors, all that Sullivan County has to offer is within easy reach, including local restaurants, shops, seasonal events, and year-round recreational activities. Don't wait-call the listing agent today to schedule a private showing. The seller requires all buyers to provide proof of funds or a prequalification letter before scheduling any showings.