Hudson Valley and Catskills, New York
Selling a home in Ulster County
From the Hudson River towns to the Catskill hollows, homes here come with wells, septic, watershed rules and some local transfer taxes.
Get my free home valueAbout Ulster County
River towns, the Shawangunks and the Catskills
Ulster County stretches west from the Hudson River into the Catskill Mountains, and had 181,851 residents at the 2020 Census. Kingston, the county seat, is its only city. The rest is made up of towns and a few villages, including New Paltz, Saugerties and Ellenville.
The Shawangunk Ridge, with the Mohonk Preserve and Minnewaska State Park Preserve, rises in the south. The Ashokan Reservoir, part of New York City's water supply, sits in the middle of the county below the Catskills. The New York State Thruway runs north to south, with exits at New Paltz, Kingston and Saugerties. There's no Metro-North service in Ulster. Commuters drive to stations across the river or take the bus.
Seller guides in Ulster County
Homes in Ulster County
What sellers should know
Expect a wide mix: Kingston's stone houses and Victorians, village homes in New Paltz and Saugerties, farmhouses and cabins on acreage, and mountain houses up the hollows. Outside the city and villages, most homes are on private wells and septic. Parts of the county drain to the Ashokan Reservoir, where New York City's watershed rules add review for septic systems and work near streams. Gather well, septic and permit records early.
Check for a local transfer tax
The City of Kingston and the towns of Gardiner, Marbletown, New Paltz and Rochester each have their own transfer tax, filed with the deed at the County Clerk. Know if yours applies.
Find out if you're in the watershed
Parts of Denning, Hardenburgh, Hurley, Kingston, Marbletown, Olive, Shandaken and Woodstock drain to the Ashokan Reservoir. NYC's rules apply there to septic work and building near streams.
Lead with land and access
Road frontage, driveways, winter access and acreage matter to buyers here. Have your survey ready.
Test the well before you list
A recent water test and the well's location answer buyers' first question about a country house.
For landowners
Building on your land in Ulster County
Building, adding an accessory unit or replacing a house in Ulster County is decided locally. Each town, village and the City of Kingston has its own zoning code and building department. The Ulster County Department of Health reviews septic systems, and inside the New York City watershed the city's DEP reviews septic systems and work near streams too. We can point you to the right offices, but we don't promise what can be built on any lot.
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Selling a home in Ulster County: questions
Does Ulster County have local transfer taxes?
Some places do. The City of Kingston and the towns of Gardiner, Marbletown, New Paltz and Rochester require their own transfer tax form when a deed is recorded with the Ulster County Clerk. Your attorney will confirm what is due.
What are New York City watershed rules, and do they affect me?
New York City's Department of Environmental Protection must review certain projects inside its watershed, including residential septic systems and building next to a stream. If your property drains to the Ashokan Reservoir, a buyer planning work will want to know.
Who assesses my property?
Each town and the City of Kingston have their own assessor. Deeds are recorded with the Ulster County Clerk, whose land records go back to 1685.