Town of Woodstock, Ulster County
Selling a home in Woodstock
An arts town at the foot of Overlook Mountain, where most homes sit on wooded land with a well and septic.
Get my free home valueAbout Woodstock
An artists' town below Overlook Mountain
Woodstock is a town in Ulster County at the foot of Overlook Mountain, with 6,287 residents at the 2020 Census. Besides the hamlet center along Tinker Street, the town takes in Bearsville, Lake Hill, Shady, Willow, Wittenberg and part of Zena. The town is mostly wooded hills and hollows, with the hamlet as its small commercial center.
Its life as an arts colony goes back to 1902, when work began on the Byrdcliffe Arts Colony on the slopes above the hamlet. One thing buyers often ask: the famous 1969 festival took Woodstock's name but was held in Bethel, in Sullivan County. The 25th-anniversary festival in 1994 was held nearby in Saugerties.
Kingston is a short drive east. Part of the town drains to the Ashokan Reservoir, part of New York City's water supply.
Homes in Woodstock
What sellers should know
Homes range from cottages and studios near the hamlet to contemporary houses, converted barns and older farmhouses on wooded acreage up the hollows. The hamlet has its own sewer district, but most homes elsewhere rely on private wells and septic systems. The town's zoning law has specific rules for artist studios, steep slopes, driveways and accessory apartments, and those details often come up when buyers ask what they can add.
Show the land, not just the house
Acreage, streams, trails and privacy are part of the price here. Photograph the property in more than one season if you can.
Have well and septic records ready
Outside the hamlet sewer district, buyers will ask for septic pumping records and a recent well test.
Match studios and outbuildings to permits
Studios, guest spaces and additions should match what the town has on file. Gather certificates of occupancy before listing.
Check watershed rules
If your land drains to the Ashokan Reservoir, New York City's DEP reviews septic work and building near streams. Buyers with plans will ask.
Free · No obligation
Selling in Woodstock?
Tell us about your property. A licensed agent will look at recent sales near you and call with a realistic price range and a plan — free and without obligation.
- 01
Tell us about your home
Address, size and your timing. Two minutes, no account needed.
- 02
We study real sales nearby
A licensed agent compares recent sales and current competition near you — not an automated guess.
- 03
Talk it through, no pressure
You get a realistic price range and a plan. Whether you list with us is entirely your call.
Thank you — we have your request.
A licensed agent from Senator Realty will call you shortly. Prefer to talk now? Call (718) 569-2020.
Selling a home in Woodstock: questions
I've rented my place short-term. Does that matter?
Yes. Woodstock regulates bed-and-breakfasts and short-term rentals in Section 260-56 of its zoning law. Check that your rental was permitted before you show buyers its income.
Can a buyer add an apartment?
The zoning law has a section on accessory apartments within a single-family home (Section 260-59), plus rules for steep slopes and driveways. The Building Department and the zoning law are the place to start.
My house has a well and septic. What should I have ready?
Septic pumping or inspection records, a recent well test and where the systems are on the lot. Ulster County's Department of Health oversees septic systems, and New York City's DEP also reviews septic work inside its watershed.
Who assesses my property?
The Town of Woodstock Assessor's office. Deeds are recorded with the Ulster County Clerk.