Two hours from NYC, Sprague Creek Farmhouse is a lovingly renovated farmhouse with attached guest cottage. This newly renovated 3BR/1BA home (plus 1BR/1BA cottage) sits on nearly 20 acres down a quiet country road just three miles from Main Street Livingston Manor – and nestled close to acres of wild forest.


Main house with three bedrooms, one bathroom + office, one bathroom | Attached guest cottage with additional bedroom and bathroom | 1,952 square foot home | New Septic | New roof | Farmhouse sink | Wood stove | Creek frontage with deck | Two-story barn | Wraparound porch | $699,000 |

Listed by Megan Kinealy-Hill at Country House Realty. Open House Saturday, July 30th, 11 am-1 pm at 506 Grooville Rd, Livingston Manor 12758. For information or showings, contact Megan at 845-985-5116.


Approached from the driveway on a quiet road, a wraparound chair porch greets visitors and overlooks lilac bushes and abundant greenery, towards a private stretch of Sprague Creek. Thoughtful gardens ensure blooms throughout the warmer months, including daffodils, peonies, lavender, thyme and roses. 

Enter through the front door, into the sunny and spacious living room, featuring two walls of windows and a cozy wood stove. The open floor plan leads naturally into the generous and well-appointed kitchen, with a large center island with butcher block counter, whitewashed cabinets, and farmhouse sink. The stainless steel appliances include a five-burner range with hood, refrigerator, dishwasher, and wine fridge.

The dining area sits just off the kitchen and living room and offers double doors on the porch, offering an easy compromise on the question of whether or not to dine al fresco. There is ample room here for a large dining table.

Upstairs, a spacious primary bedroom features a large, west-facing window and generous closet space. Just across the hall is a thoughtfully appointed full bath and second bedroom. At the end of the hall is the office, with its own private balcony and the staircase to the third-floor bedroom with skylights and vaulted ceilings.

Back on the first floor, the attached cottage is accessed through a shared mudroom. A cozy bedroom offers space for a queen bed and easy access to the full bathroom. The main living space centers around a classic wood stove, and features an efficiency kitchen and its own private deck. High ceilings and lots of windows keep this space feeling light and airy.

Down the driveway and across the road, included in the sale is a two-story barn in excellent condition with electrical service – perfect for a workshop or studio. Two additional sheds offer more storage. Just beyond the barn and down a short set of stairs, a generous platform deck sits over Sprague Creek. It’s the perfect place for lounging next to the water with a good book or an evening bonfire.

The Sprague Creek Farmhouse is just minutes into the town of Livingston Manor, boasting a lively Main Street; the nearby destination The DeBruce is renowned for its culinary offerings. Additionally, you’ll find several award-winning breweries, world-class fly fishing and miles of beautiful hikes nearby.