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$550,000 THE CATSKILL RIVERFRONT SANCTUARY | 624+ FT PRISTINE WATERFRONT 90 Min (middletown)
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90 Mins from NYC | 6 Min off Route 17 | Bloomingburg / Pine Bush Border
Offered at: $549,999 | For Sale By Owner (FSBO) | Principals Only
π₯ THE HIGHLIGHTS
* 624+ Linear Feet of Direct Riverfront: Pure, private water frontage free of conservation easements, development moratoria, or municipal freezes.
* Forever-Wild Views: Permanent, state-protected preserve directly across the waterβyour views, privacy, and silence can never be built out.
* Dead-End Seclusion: Tucked at the confluence of two ultra-quiet country lanes with zero pass-through traffic.
* Micro Carrying Costs: Property taxes are just ~$250/year! Zero HOA fees. Zero village taxes.
* Turnkey Engineering Dossier Included: Over $25,000+ in completed soft costs handed to you at closing (soil/perc tests, topo/solar maps, environmental audits).
π³ UNPRECEDENTED OWNER FINANCING (3% TO 12%)
No Banks. No Hard Credit Pulls. Guaranteed Private Approval.
Bypass bank underwriting, appraisals, and balance sheet audits. Financing is held directly in-house:
* 100% Off-Book: No bureau reporting, no DTI impact.
* Down-Payment-Indexed Rates: Lock in 3% to 12% based on equity.
* Tiered Down Payment Options:
* $200,000 Down | Financed Balance: $349,999
* $250,000 Down | Financed Balance: $299,999
* $300,000 Down | Financed Balance: $249,999
* $350,000 Down | Financed Balance: $199,999
π¨ THE $350K DOWN CAPITAL-PRESERVATION PROGRAM
Preserve 100% of your liquidity during site prep and construction:
* 2-Year Deferral: $0 / month (Months 1β24) β Design & permit with zero holding costs.
* 3-Year Deferral: $0 / month (Months 1β36) β Build and finish your home before paying a cent on land debt.
* 5-Year Deferral: $0 / month (Months 1β60) β 5 full years of zero debt service. Keep cash liquid for builds or spec flips.
Bespoke structures available: Interest-only, balloon schedules, or long-term amortizing notes. Deed transfers immediately at closing.
π¨ SHOVEL-READY SPECS & FLEXIBLE ZONING
* Acreage & Pad: 2+ level, fully usable acres with a flat building envelope (no costly retaining walls needed).
* Zoning Versatility: Permitted for both 1-Family and 2-Family Residential (ideal for a luxury glass-and-timber retreat, multi-gen compound, dual-key income rental, carriage house, or toy barn).
* Infrastructure Ready: Grid power and high-speed fiber/comm lines already run along road frontage.
* Site Dossier Ready: Soil & perc tests validated for up to a 4-bedroom septic; 40-hour environmental audit confirms zero wetland constraints on the primary pad.
* Wholesale Trade Access: Direct intros to proven local excavators, site engineers, and master builders at wholesale trade rates post-closing.
π£ LOCATION & OUTDOOR LIFESTYLE
* On-Site Recreation: Launch kayaks, canoes, and paddleboards directly from your 624+ ft shoreline.
* World-Class Angling: Minutes to regional blue-ribbon fly fishing (Neversink, Willowemoc, Delaware basins).
* Surroundings: Immediate proximity to the 3,000+ acre Basha Kill Wildlife Refuge, hiking, local wineries, and Catskills hospitality.
* Commute: 6 minutes to NY Route 17 / Quickway; quick drive to Middletown, Wurtsboro, and Ellenville.
π€ BROKER & WHOLESALER PROTECTION
A $5,000 to $10,000 direct cash bonus is paid at closing to any broker, agent, or wholesaler representing a full-price cash buyer.
π PRIVATE SHOWINGS & FINANCING CONSULTATIONS
Private walk-throughs are conducted strictly by appointment for qualified principals (proof of liquid funds requested). Each private tour includes a dedicated 30-minute sit-down directly with the owner to review custom note structures, examine site engineering dossiers, and discuss build packages.
To schedule a phone call and private showing, please reply to this listing with:
* Your Full Name
* Direct Phone Number
* Direct Email Address
Letβs connect, schedule a call, and walk the parcel.