In Catskills, New York, a Specialty Market Where Camps, Colonies, and Resorts Change Hands

Written by:

Steve Marcinuk

Date:

26 May 2026

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The Catskills real estate market has always operated by its own rules. While national headlines focus on interest rates and housing inventory, a quieter but equally complex market has been developing across Sullivan and Ulster counties in upstate New York, one where the properties being traded are children’s summer camps, bungalow colonies, and historic resort properties that rarely appear in standard MLS searches.

Fredericka Taylor, principal broker and owner of Taylored Real Estate, has spent the better part of 25 years working almost exclusively in this niche. What began as a focus on selling camps has gradually expanded into a practice covering resorts, retreat centers, land for developers, and recreational properties of all kinds. Her current portfolio offers a window into just how varied this market can be – from a mobile home park to a camping ground to the Hudson Valley Resort, a 550-acre property formerly known as the Granite Hotel, one of the region’s most storied addresses.

A Market Built on More Than Houses

Understanding how properties are valued in this segment requires setting aside conventional residential benchmarks. For a children’s summer camp, the key variables are location, legal occupancy capacity, acreage, and access to municipal water and sewer, the latter being relatively rare given how far these properties typically sit from town infrastructure.

Bungalow colonies follow a different logic entirely. Unit count, bedroom and bathroom configuration, overall condition, and location all factor into pricing, but the numbers have moved significantly in recent years. “Prices on colonies have skyrocketed since 2021,” Taylor notes, attributing the increase to the same supply-demand dynamics that tightened residential markets across the country.

One structural reality that shapes deal flow in this segment is financing. Many of these properties are classified as seasonal, meaning local zoning only permits use during warmer months. Because the structures are uninsulated and the water systems cannot withstand freezing temperatures, lenders typically will not extend mortgages on them. Most of these transactions must close as cash sales – a factor that both limits the buyer pool and tends to slow transaction timelines.

Who’s Buying and Why

The buyer profile for these properties is more varied than one might expect. Camps often attract organizations rather than individuals. Bungalow colonies draw a mix of private buyers, with a notable pattern emerging among groups of friends in their 30s and 40s looking to purchase collectively and spend summers together with their families.

There is also a generational dimension to the market. Taylor has handled a number of colony sales where the same group of families had owned the property together for roughly 50 years, raising children and grandchildren side by side before eventually selling. A new group then steps in and, in many cases, begins a similar long-term chapter. “They’ll probably keep it for 30, 50 years,” she observes.

Some buyers approach these properties as business investments, though Taylor is candid about the challenges involved. Running a colony or camp as a revenue-generating operation requires deep operational knowledge, and outcomes vary widely. “It’s a tough business, and you really have to know what you’re doing,” she says.

Two Counties, Two Trajectories

Within the Catskills, Ulster and Sullivan counties are on somewhat different paths. Ulster County has seen sustained interest from buyers who initially arrived as second-home owners but have since moved to full-time or near-full-time residency. The county carries a slightly higher average income profile, which is reflected in home prices. Investors in Ulster have also maintained a steady appetite for small multifamily properties, two- and three-family buildings purchased in clusters rather than large developments.

Sullivan County, anchored by Monticello, is in a different phase. Taylor points to the area’s long history as a summer destination, stretching back to the resort boom of the 1940s through the 1980s, as context for the growth now underway. The arrival of a Starbucks in Monticello, which she mentions with dry humor, serves as a tangible marker of how much the area has changed. Interest in rehabilitating old resort properties has picked up, with buyers pursuing a range of uses. For builders, Taylor sees opportunity in residential development, provided they can navigate the regulatory process.

That process is no small undertaking. Developers working in either county face a layered approval structure involving township boards, county agencies, and, in some cases, the state. Taylor estimates they could spend two years and hundreds of thousands of dollars before ever breaking ground. Zoning flexibility, she suggests, could meaningfully improve conditions for development – though outcomes are never guaranteed.

Current Conditions: A Cautious Market

Rising borrowing costs and economic uncertainty have slowed activity across price points in the Catskills specialty market. Taylor describes current conditions as among the most difficult she has seen since the early stages of the 2008 recession. Buyers considering everything from a $700,000 property to something in the tens of millions are hesitating, and access to capital has become a more significant obstacle.

“People are having a harder time getting money,” she says. “I’m hoping things will change.”

That caution has filtered through to deal activity, though the underlying appeal of the region has not diminished. The Catskills’ proximity to New York City, roughly two hours by car, with train access available from parts of the region, continues to make it a practical option for households that want more space and a different pace of life without fully severing ties to the city. Hybrid work arrangements have reinforced this dynamic, allowing residents to commute selectively rather than daily.

Selective by Design

Taylor’s approach to this market reflects a broader philosophy about what specialty brokerage actually requires. She runs her practice as a one-person operation, a deliberate choice that shapes how she engages with the market. She declines listings she does not believe are a good fit, even when the dollar figures are significant. A recent $8 million listing inquiry was one she ultimately passed on. “I try to work on things that I think will work for my client base and something that I will be able to sell,” she says.

These properties come with complications that standard residential transactions do not: title issues, code compliance, zoning questions, and financing constraints that demand genuine familiarity with the asset class. For investors or buyers considering entry into the Catskills recreational property market, that ground-level knowledge may matter more than any single data point about market direction. With capital harder to secure and regulatory timelines stretching longer, the margin for error on these transactions has narrowed, making experienced guidance less of a luxury and more of a practical necessity.

About the Expert: Fredericka Taylor is the principal broker and owner of Taylored Real Estate, a one-person brokerage specializing in recreational and resort properties across Sullivan and Ulster counties in New York’s Catskills region, with nearly 25 years of experience in this niche. Her practice covers children’s summer camps, bungalow colonies, resort properties, retreat centers, land for developers, and recreational properties.

This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.