Putnam County, New York
Selling a home in Putnam County
Putnam is lake and reservoir country inside New York City's watershed, where septic records and watershed rules often come up in a sale.
Get my free home valueAbout Putnam County
Lakes, reservoirs and the NYC watershed
Putnam County was formed from Dutchess County in 1812 and is made up of six towns: Carmel, Kent, Patterson, Philipstown, Putnam Valley and Southeast, plus the villages of Brewster, Cold Spring and Nelsonville. The 2020 Census counted 97,668 residents. The county seat is in the hamlet of Carmel, on Lake Gleneida. Putnam lies between Westchester to the south and Dutchess to the north, with the Hudson Highlands on its western edge.
Much of the county drains into New York City's water supply. The West Branch Reservoir, in the towns of Kent and Carmel, holds 8 billion gallons and links to Lake Gleneida, and the Croton Falls and Boyd Corners reservoirs are here too. Metro-North's Harlem Line stops at Brewster and Southeast, and the Hudson Line serves Garrison and Cold Spring in Philipstown. Homes range from lake cottages and village houses to colonials on wooded lots.
Seller guides in Putnam County
Homes in Putnam County
What sellers should know
Many Putnam homes have private wells and septic systems, and a good number sit near lakes or reservoirs. Buyers and lenders often ask for a water test and septic records. Lake cottages converted to year-round use may have older systems worth checking. Village homes in Cold Spring and Brewster are closer together and often older. Each town assesses its own properties, so check your town assessor for your current assessment.
Gather your septic history
The Putnam County Department of Health reviews septic repair permits. Have pump-out receipts and any repair approvals ready for buyers.
Test the well before listing
If you have a private well, a recent water test answers the first question most buyers ask. New York State's health department explains what to test for.
Know your reservoir basin
Homes near the West Branch, Croton Falls or Boyd Corners reservoirs fall under New York City watershed rules. That can matter for septic work and new construction.
Name the right rail line
Tell buyers whether you are closer to the Harlem Line at Brewster or Southeast, or the Hudson Line at Cold Spring or Garrison.
For landowners
Building on your land in Putnam County
In Putnam, what you can build is decided by the town or village zoning and building department, and septic systems for new homes and additions are reviewed by the Putnam County Department of Health. Lots in New York City's watershed also face DEP rules on septic systems, stormwater and building near reservoirs and streams. Check all three before you plan or price a new house or an expansion.
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Selling a home in Putnam County: questions
Is there help for a failing septic system in the watershed?
New York City's DEP runs the East of Hudson Septic System Rehabilitation Reimbursement Program for priority areas, including the West Branch, Boyd Corners, Croton Falls, Middle Branch, East Branch, Diverting and Bog Brook basins. Eligibility rules apply, such as owner-occupied one- or two-family homes.
Where are Putnam deeds recorded?
Deeds are recorded with the Putnam County Clerk in Carmel.
Who sets my assessment?
Your town assessor sets it, and the county's Real Property Tax Service Agency supports the towns. Grievance Day in New York towns is typically the fourth Tuesday in May, but confirm with your assessor.
Official sources for Putnam County sellers
- Putnam County Department of Health: Environmental Health
- NYC DEP: West Branch Reservoir
- NYC DEP: East of Hudson Septic Reimbursement Program
- Putnam County Clerk
- Putnam County: Real Property Tax Service Agency
- Putnam County Hazard Mitigation Plan: County Profile (PDF)