For sale

$349,000

Est. $2,428/mo —

•

1,517

sq ft

100 Lower Punchbowl Rd, Roscoe, NY 12776

About this home

1920's era Cape Cod on 14.56 acres, located at the end of a quiet town Road. Mostly wooded hill-side lot with approximately 2 acres of fields. Morning through mi-day sun, rocking chair porch, field stone patio, gardens, flowering bushes, 2 story barn, views, privacy and nature galore. Step inside to find original hardwood floors flowing throughout the home. Authentic, vintage 4-over-1 windows frame the scenic views and flood the living spaces with natural light. The layout features a living room with a ceramic fireplace, a formal dining room, three bedrooms, and two full baths. Many upgraded and new mechanical systems keep the home running smoothly. This property delivers a rare mix of seclusion and convenience. Hundreds of acres of undeveloped, protected woodland surround the parcel, offering complete privacy with no other houses in sight. Yet, you can easily walk to downtown Roscoe and the world-famous fly-fishing waters of the Willowemoc and Beaverkill Rivers.

Single-familyProperty Type

1930Year Built

14.58 acresLot Size

$230Price/Sq.Ft.

Listing by Philip Eggleton • Eagle River Realty LLC

Listing updated: Oct 29, 2026 at 12:32am

Redfin checked: a minute ago

•Source:OneKey® MLS as Distributed by MLS Grid #1066946

Payment calculator

$2,428 per month

Principal and interest$1,905

Property taxes

$468

HOA dues

Home insurance

$55

Utilities

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Affordability tools

Open houses

No upcoming open houses.

Nearby open houses (1)

Around this home

Schools

K - 12
Preschool & daycare

Roscoe Central School

Public PreK-12 • Assigned • 0.5mi

6/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Offer insights

100 Lower Punchbowl Rd · $349,000

Strong offer

$358K and above

75% chance or better to win

Why $358K+ is a strong offer

DAYS ON MARKET

The average home goes pending in 65 days.

SALE-TO-LIST

Most homes are selling 2% below list price.

About offer insights

Property details

Interior
Exterior
Finance

Kitchen

Bathroom

Bedroom

Living

Interior features
First-floor bedroom and full bath
Entrance foyer
Formal dining room
Natural woodwork
Open kitchen
Primary bedroom on the first floor
Chandelier
Storage
Storm doors
Partial attic
Partial basement with Bilco doors
Wood-burning fireplace in the living room

Bathrooms
2 full bathrooms

Kitchen
Dishwasher
Gas oven
Gas range
Refrigerator

Laundry & utility
Laundry room
Washer
Dryer
Electric water heater

Heating & cooling
Baseboard and hot water heating

Sale and tax history for 100 Lower Punchbowl Rd

Sale History
Tax History

Year

Property tax

Land + Additions

Assessment*

2026

$5,615

$38,900 + $65,300

$104,200

2025

$5,615

$38,900 + $65,300

$104,200

2024

$5,618 (+8.3%)

$38,900 + $65,300

$104,200

2023

$5,186 (−3.6%)

$38,900 + $65,300

$104,200

2022

$5,378 (−2.2%)

$38,900 + $65,300

$104,200

2021

$5,498 (+21.5%)

$38,900 + $65,300

$104,200

2020

$4,527 (+4.9%)

$38,900 + $65,300

$104,200

2019

$4,314 (+3.8%)

$38,900 + $65,300

$104,200

2018

$4,157 (+5.3%)

$38,900 + $65,300

$104,200

2017

$3,947 (−1.4%)

$38,900 + $65,300

$104,200

2016

$4,003 (+3.0%)

$38,900 + $65,300

$104,200

2015

$3,887 (−2.2%)

$38,900 + $65,300

$104,200

2014

$3,974

$38,900 + $65,300

$104,200

Public record

Beds

Baths

Stories

1.7

Lot width

—

Lot depth

—

Lot size

14.58 Acres

Year renovated

—

Finished Sq. Ft.

1,517

Unfinished Sq. Ft.

—

Total Sq. Ft.

1,517

Year built

1930

Style

Vacant Land

County

Sullivan County

APN

484400A033 0001049001

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Oct 13, 2026.

Historical weather

Roscoe, NY • 12776

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

79/ 100

Good sunlight

Sunscore

There appears to be minimal shading by surrounding buildings, terrain, and vegetation.

9.2 hrs

5.1 hrs

JuneDecember

Provided by Shadowmap

Redfin Estimate for 100 Lower Punchbowl Rd

$343,384

$5,616 under list price of $349K

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $145K to $600K.

SOLD SEP 25, 2026
$324,000 Last sold price
3 beds1.5 baths1,186 sq ft
11 Hood Rd, Roscoe, NY 12776
Listing by Eagle River Realty LLC
$43/sq ft
smaller lot
11 years newer
SOLD SEP 25, 2026
$268,000 Last sold price
3 beds1.5 baths1,152 sq ft
10 Fred Hessinger Rd, Callicoon Center, NY 12724
Listing by Carole Edwards Realty
$3/sq ft
smaller lot
10 years newer
SOLD APR 30, 2026
$525,000 Last sold price
3 beds2 baths1,432 sq ft
29 Lexie Ln, Roscoe, NY 12776
Listing by Compass Greater NY, LLC
$137/sq ft
smaller lot
62 years newer
SOLD SEP 3, 2026
$600,000 Last sold price
3 beds3 baths1,860 sq ft
438 Gulf Rd, Roscoe, NY 12776
Listing by Carole Edwards Realty
$93/sq ft
smaller lot
60 years newer
SOLD AUG 20, 2026
$145,000 Last sold price
2 beds1 bath1,152 sq ft
42 Back Shandelee Rd, Livingston Manor, NY 12758
Listing by Resort Realty
$104/sq ft
smaller lot
44 years newer
SOLD APR 2, 2026
$380,000 Last sold price
2 beds2 baths1,344 sq ft
81 Macdougal Rd, Roscoe, NY 12776
Listing by Compass Greater NY, LLC
$53/sq ft
smaller lot
63 years newer

Contact listing agent

Philip Eggleton

Eagle River Realty LLC

845-665-9521

eggletonphilip@gmail.com

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