# 70 Royce Road, Bethel, NY 12720 > **TL;DR:** 3bd/3ba single family, $737,000 ($297/sqft), built 1890, 2,482 sqft. > Hardwood. Est. $3,942/mo. Listed 176 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $737,000 | | Price/sqft | $297 | | Bedrooms | 3 | | Bathrooms | 3 full | | Square Feet | 2,482 | | Year Built | 1890 | | Lot Size | 468,270 sqft (10.75 acres) | | Stories | 2 | | Property Type | Single Family (Single Family Residence) | | Status | Active | | Days on Market | 176 | ## Why This Home Stands Out - **Hardwood Floors** - Hardwood flooring listed ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $3,727 | | Estimated Insurance | $215 | | **Total** | **$3,942** | ## Key Amenities - Hardwood ## Property Highlights - Built in 1890 - 10.75 acre lot - 2 stories ## Description ### Agent Description Finally - a brand-new old farmhouse in the Catskills. Thoughtfully reimagined from the studs up, this circa-1890 farmhouse offers the rare opportunity to enjoy the soul and character of a historic home without sacrificing the comforts and efficiencies of modern living. Early settlers chose these hilltops for a reason, and this premium homesite still delivers today - with sweeping rural views, rolling acreage, and a sense of calm that feels worlds away from the city. Set on 10.75 acres of open and wooded land, the property was once part of a fine equestrian estate and now begins its next chapter as a beautifully restored country retreat. Extensive renovations include a gorgeous new Chef's Kitchen, three luxurious bathrooms, highly efficient dense-pack insulation, and all new insulated windows - preserving the timeless farmhouse aesthetic while eliminating the drafty compromises of the past. Perched gracefully atop a quiet country rise, the home features covered front and rear porches, a stone patio for outdoor entertaining, a charming garden area, and long-reaching views of the surrounding countryside. Inside, you'll find three spacious bedrooms, a formal dining room, and a whimsical yet functional third-floor studio space once used by a painter for creative inspiration and quiet reflection. Located less than two hours from NYC and just minutes from the lakeside dining and nightlife of White Lake and Kauneonga Lake's "Restaurant Row," the home strikes a perfect balance between peaceful seclusion and vibrant Catskills culture. Bethel Woods Performing Arts Center, Resorts World Catskills, and The Kartrite Resort are all nearby, offering year-round entertainment and recreation. But perhaps the greatest luxury offered here is harder to quantify: quiet mornings with coffee on the porch, crisp evening air rolling across the hillside, and the unmistakable feeling of having finally exhaled. Come experience the serenity and timeless beauty of a farmhouse reborn. ## Location - **Address:** 70 Royce Road, Bethel, NY 12720 - **County:** Sullivan - **Coordinates:** 41.690771, -74.81851 - **Google Maps:** https://www.google.com/maps?q=41.690771,-74.81851 ## Listing Agent - **Name:** James Karpowicz · **License:** 10401283203 - **Brokerage:** Coldwell Banker Real Estate - **Broker Phone:** (518) 937-0924 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/70-Royce-Rd_Bethel_NY_12720_M91007-47575?f=listhub&s=BNARNY&m=R1680379&c=propsimple) ## Photos ![70 Royce Road - Photo 1](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1907744243r.jpg) ![70 Royce Road - Photo 2](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f634640375r.jpg) ![70 Royce Road - Photo 3](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f400537004r.jpg) ![70 Royce Road - Photo 4](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1855561485r.jpg) ![70 Royce Road - Photo 5](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1905708166r.jpg) ![70 Royce Road - Photo 6](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3789157445r.jpg) ![70 Royce Road - Photo 7](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2797264834r.jpg) ![70 Royce Road - Photo 8](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f4088708506r.jpg) ![70 Royce Road - Photo 9](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f33328901r.jpg) ![70 Royce Road - Photo 10](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1889877711r.jpg) ![70 Royce Road - Photo 11](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f4047957849r.jpg) ![70 Royce Road - Photo 12](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f988508406r.jpg) ![70 Royce Road - Photo 13](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3244090910r.jpg) ![70 Royce Road - Photo 14](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f329352616r.jpg) ![70 Royce Road - Photo 15](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2835272153r.jpg) ![70 Royce Road - Photo 16](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1162154477r.jpg) ![70 Royce Road - Photo 17](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1075419866r.jpg) ![70 Royce Road - Photo 18](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f433225763r.jpg) ![70 Royce Road - Photo 19](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2670299415r.jpg) ![70 Royce Road - Photo 20](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3564249658r.jpg) ![70 Royce Road - Photo 21](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3127023485r.jpg) ![70 Royce Road - Photo 22](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3715131314r.jpg) ![70 Royce Road - Photo 23](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3564370009r.jpg) ![70 Royce Road - Photo 24](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f329781949r.jpg) ![70 Royce Road - Photo 25](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3042658842r.jpg) ![70 Royce Road - Photo 26](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f579862492r.jpg) ![70 Royce Road - Photo 27](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f720141603r.jpg) ![70 Royce Road - Photo 28](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1355017025r.jpg) ![70 Royce Road - Photo 29](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2490580221r.jpg) ![70 Royce Road - Photo 30](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f24261r.jpg) ![70 Royce Road - Photo 31](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2930944266r.jpg) ![70 Royce Road - Photo 32](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1732131235r.jpg) ![70 Royce Road - Photo 33](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3423370157r.jpg) ![70 Royce Road - Photo 34](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3184481226r.jpg) ![70 Royce Road - Photo 35](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1854518426r.jpg) ![70 Royce Road - Photo 36](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3629907373r.jpg) ![70 Royce Road - Photo 37](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1640104881r.jpg) ![70 Royce Road - Photo 38](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3301087802r.jpg) ![70 Royce Road - Photo 39](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3099255568r.jpg) ![70 Royce Road - Photo 40](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f4026499447r.jpg) ![70 Royce Road - Photo 41](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f532201851r.jpg) ![70 Royce Road - Photo 42](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2833635190r.jpg) ![70 Royce Road - Photo 43](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2599250119r.jpg) ![70 Royce Road - Photo 44](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3961141617r.jpg) ![70 Royce Road - Photo 45](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f877231186r.jpg) ![70 Royce Road - Photo 46](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1711538470r.jpg) ![70 Royce Road - Photo 47](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f1334889188r.jpg) ![70 Royce Road - Photo 48](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f2391503579r.jpg) ![70 Royce Road - Photo 49](http://lh.rdcpix.com/33f81926f63d355f68df590429fd4312l-f3348954399r.jpg) --- **MLS#:** R1680379 | **Updated:** 2026-10-30 **Source:** listhub *Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://staging.propertysimple.ai/listing/70-royce-road-bethel-ny-12720-81d52b3ae4b14ef090a2b1c94fce24db) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://staging.propertysimple.ai/listing/70-royce-road-bethel-ny-12720-81d52b3ae4b14ef090a2b1c94fce24db#listing", "url": "https://staging.propertysimple.ai/listing/70-royce-road-bethel-ny-12720-81d52b3ae4b14ef090a2b1c94fce24db", "name": "70 Royce Road, Bethel, NY 12720", "description": "Finally - a brand-new old farmhouse in the Catskills. Thoughtfully reimagined from the studs up, this circa-1890 farmhouse offers the rare opportunity to enjoy the soul and character of a historic home without sacrificing the comforts and efficiencies of modern living. Early settlers chose these hilltops for a reason, and this premium homesite still delivers today - with sweeping rural views, rolling acreage, and a sense of calm that feels worlds away from the city. Set on 10.75 acres of open and wooded land, the property was once part of a fine equestrian estate and now begins its next chapter as a beautifully restored country retreat. Extensive renovations include a gorgeous new Chef's Kitchen, three luxurious bathrooms, highly efficient dense-pack insulation, and all new insulated windows - preserving the timeless farmhouse aesthetic while eliminating the drafty compromises of the past. Perched gracefully atop a quiet country rise, the home features covered front and rear porches, a stone patio for outdoor entertaining, a charming garden area, and long-reaching views of the surrounding countryside. Inside, you'll find three spacious bedrooms, a formal dining room, and a whimsical yet functional third-floor studio space once used by a painter for creative inspiration and quiet reflection. Located less than two hours from NYC and just minutes from the lakeside dining and nightlife of White Lake and Kauneonga Lake's \"Restaurant Row,\" the home strikes a perfect balance between peaceful seclusion and vibrant Catskills culture. Bethel Woods Performing Arts Center, Resorts World Catskills, and The Kartrite Resort are all nearby, offering year-round entertainment and recreation. But perhaps the greatest luxury offered here is harder to quantify: quiet mornings with coffee on the porch, crisp evening air rolling across the hillside, and the unmistakable feeling of having finally exhaled. 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