15 Manor Falls Drive, Livingston Manor, NY 12758

$1,525,000

Property Type: Residential Bedrooms: 3 Baths: 3 Square Footage: 1,783 Lot Size (sq. ft.): 132,422 Status: Active

Current Price: $1,525,000 List Date: 4/03/2026 Last Modified: 5/09/2026

Overview

Description

Built to rigorous Passive House standards, Red Hill is a newly constructed 1,738 sq ft, 3-bedroom, 2.5-bath home just minutes from Livingston Manor, nestled within The Catskill Project's 90-acre community. Enjoy the best of the Catskills lifestyle while benefiting from a home designed to support your health, comfort, and well-being for generations to come. Certified to meet both PHIUS (Passive House Institute US) and U.S. Department of Energy Zero Energy Ready Home (ZERH) standards, this all-electric home features a super-insulated, airtight building envelope, triple-pane windows, and balanced heat recovery ventilation that delivers a continuous supply of fresh, filtered air. The result is exceptional year-round comfort, superior indoor air quality, and dramatically lower energy expenses than conventional construction. Engineered to exceed code requirements, Red Hill ranks among the highest-performing homes available today - not just in the Catskills, but anywhere. This is a home built ... (Read more) Built to rigorous Passive House standards, Red Hill is a newly constructed 1,738 sq ft, 3-bedroom, 2.5-bath home just minutes from Livingston Manor, nestled within The Catskill Project's 90-acre community. Enjoy the best of the Catskills lifestyle while benefiting from a home designed to support your health, comfort, and well-being for generations to come. Certified to meet both PHIUS (Passive House Institute US) and U.S. Department of Energy Zero Energy Ready Home (ZERH) standards, this all-electric home features a super-insulated, airtight building envelope, triple-pane windows, and balanced heat recovery ventilation that delivers a continuous supply of fresh, filtered air. The result is exceptional year-round comfort, superior indoor air quality, and dramatically lower energy expenses than conventional construction. Engineered to exceed code requirements, Red Hill ranks among the highest-performing homes available today - not just in the Catskills, but anywhere. This is a home built to last. An airy, open living space and expansive windows flood the home with natural light while framing beautifully wooded views in every season. The modern kitchen features premium JennAir NOIR appliances and custom cabinetry and flows seamlessly into the adjacent dining area and into a dramatic three-season room, creating an effortless indoor-outdoor experience perfect for dining, lounging, and entertaining. The three-season room comes equipped with a pellet stove, so it will be warm and cozy even in the winter months. Three well-proportioned bedrooms include a generous ground-floor primary suite with en-suite bath, offering privacy and flexibility for guests or a work-from-home lifestyle. The bathrooms feature custom tile work, bespoke vanities, and top-of-the-line fixtures. A second-floor lofted den with soaring vaulted ceilings adds a versatile space - equally suited for movie nights, a yoga practice, or a quiet home office. A large deck adjoins the loft and overlooks your privately wooded lot, while the covered carport provides a welcome entry in any weather. Gather around the bluestone fire pit and enjoy the outdoors across all four seasons. If solar panels are installed, a battery closet is available to keep the house running should the power grid go offline. Step directly from the property onto The Catskill Project's private trails, which wind through a serene 40-acre nature preserve to pristine waterfalls - everything that makes the Catskills truly special, right at your doorstep. Red Hill and The Catskill Project are ideally situated less than 10 minutes from the vibrant villages of Livingston Manor and Roscoe, with Callicoon and Jeffersonville just a short drive beyond. So whether this is a full-time residence or a weekend getaway, there is easy access to great local restaurants, shops, and art galleries.

Listing Details MLS# 20261367

General Property Information

Bedrooms Total: 3
Bathrooms Total: 3
Bathrooms Full: 2
Bathrooms Half: Yes
Above Grade Finished Area: 1783
Living Area: 1783
New Construction YN: Yes
Year Built: 2026
Garage YN: No
Lot Size Acres: 3.04
Basement YN: No
Stories: 2
Fireplace YN: No
Wood Stove YN: Yes
Sign On Property YN: Yes
List Price/SqFt: 855.3
Below Grade Finished Area: 0

Property Features

Appliances: ENERGY STAR Qualified Appliances; ENERGY STAR Qualified Dryer; ENERGY STAR Qualified Refrigerator; ENERGY STAR Qualified Water Heater; Exhaust Fan; Washer/Dryer Stacked Architectural Style: Contemporary Attic Features: None Community Features: Other Construction Materials: Wood Siding; See Remarks Cooling: Ceiling Fan(s); Central Air Door Features: ENERGY STAR Qualified Doors; Sliding Doors Electric: 200+ Amp Service Exterior Features: Balcony; Fire Pit Fencing: None Flooring: Concrete; Hardwood Foundation Details: Slab Green Building Verification Type: Certified Passive House; PHIUS+ Green Energy Efficient: Appliances; Construction; Doors; HVAC; Insulation; Thermostat; Water Heater; Windows Heating: Central; Electric; Forced Air Interior Features: 3 Seasons Room; Ceiling Fan(s); High Speed Internet; Kitchen Island; Open Floorplan; Primary Downstairs; Recessed Lighting Laundry Features: Electric Dryer Hookup; Main Level; Washer Hookup Levels: Two Listing Terms: Cash; Conventional Lot Features: Level; Many Trees Parking Features: Carport; Driveway Patio And Porch Features: Deck Plumbing: Aqua-Pex Possession: Close Of Escrow Property Condition: Under Construction Road Frontage Type: Private Road Road Surface Type: Gravel Roof: Metal Security Features: Carbon Monoxide Detector(s) Sewer: Septic Tank Structure Type: House Utilities: Cable Available; Electricity Connected View: Trees/Woods Water Source: Shared Well Window Features: Casement Window(s); Double Hung Window(s); ENERGY STAR Qualified Windows; Triple Pane Windows Wood Stove Features: Pellet Showing Requirements: 24 Hour Notice Documents Available: Brochure Room Types: Bathroom; Bedroom; Kitchen; Living Room; Loft; Primary Bathroom; Primary Bedroom; Other Room

Contract Information

Original List Price: 1525000
Listing Contract Date: 2026-04-02
Property Sub Type: Single Family Residence
Listing Agreement: Exclusive Right To Sell
Owner Name: The Catskills Project LLC
Occupant Type: Vacant
Lease Considered YN: No

Location Tax and Legal

Street Number: 15
Street Name: Manor Falls
Street Suffix: Drive
County: Sullivan
State: NY
Zip Code: 12758
Town (Taxable): Other

Remarks and Miscellaneous

Public Remarks: Built to rigorous Passive House standards, Red Hill is a newly constructed 1,738 sq ft, 3-bedroom, 2.5-bath home just minutes from Livingston Manor, nestled within The Catskill Project's 90-acre community. Enjoy the best of the Catskills lifestyle while benefiting from a home designed to support your health, comfort, and well-being for generations to come. Certified to meet both PHIUS (Passive House Institute US) and U.S. Department of Energy Zero Energy Ready Home (ZERH) standards, this all-electric home features a super-insulated, airtight building envelope, triple-pane windows, and balanced heat recovery ventilation that delivers a continuous supply of fresh, filtered air. The result is exceptional year-round comfort, superior indoor air quality, and dramatically lower energy expenses than conventional construction. Engineered to exceed code requirements, Red Hill ranks among the highest-performing homes available today - not just in the Catskills, but anywhere. This is a home built to last. An airy, open living space and expansive windows flood the home with natural light while framing beautifully wooded views in every season. The modern kitchen features premium JennAir NOIR appliances and custom cabinetry and flows seamlessly into the adjacent dining area and into a dramatic three-season room, creating an effortless indoor-outdoor experience perfect for dining, lounging, and entertaining. The three-season room comes equipped with a pellet stove, so it will be warm and cozy even in the winter months. Three well-proportioned bedrooms include a generous ground-floor primary suite with en-suite bath, offering privacy and flexibility for guests or a work-from-home lifestyle. The bathrooms feature custom tile work, bespoke vanities, and top-of-the-line fixtures. A second-floor lofted den with soaring vaulted ceilings adds a versatile space - equally suited for movie nights, a yoga practice, or a quiet home office. A large deck adjoins the loft and overlooks your privately wooded lot, while the covered carport provides a welcome entry in any weather. Gather around the bluestone fire pit and enjoy the outdoors across all four seasons. If solar panels are installed, a battery closet is available to keep the house running should the power grid go offline. Step directly from the property onto The Catskill Project's private trails, which wind through a serene 40-acre nature preserve to pristine waterfalls - everything that makes the Catskills truly special, right at your doorstep. Red Hill and The Catskill Project are ideally situated less than 10 minutes from the vibrant villages of Livingston Manor and Roscoe, with Callicoon and Jeffersonville just a short drive beyond. So whether this is a full-time residence or a weekend getaway, there is easy access to great local restaurants, shops, and art galleries.

Status Change Information

Major Change Timestamp: 2026-04-03T18:51:24Z
Major Change Type: New Listing
Status Change Timestamp: 2026-04-03

More Information

Book Information

Liber/Book: Yes
Page: Yes
Section: 12.12

Wood Stove Features

Wood Stoves Total: Yes
Pellet: Yes

Showing Information

Showing Attended YN: Yes

Room Types

Bathroom Level: Second
Kitchen Level: Main
Living Room Level: Main
Loft Level: Second
Primary Bedroom Level: Main
Other Room Level: Main
Bathroom: Yes
Bedroom: Yes
Kitchen: Yes
Living Room: Yes
Loft: Yes
Primary Bathroom: Yes
Primary Bedroom: Yes
Other Room: Yes

Location, Tax, and Legal

911 Address: 15 Manor Falls Drive, Livingston Manor
Township: Callicoon
School District: Other
General Tax: 2936
School Tax: 3272
Tax Annual Amount: 6208
Assessors Full Market Value: 41800
Tax Assessed Value: 14200
Tax Legal Description: 482289.001.000-0001-012.012/0000
Parcel Number: 482289.001.000-0001-012.012/0000
Tax Lot: 12
Tax Block: Yes
Tax Exemptions YN: No
Zoning: CD
Directions: GPS will bring you to the driveway.

Appliances

ENERGY STAR Qualified Appliances: Yes
ENERGY STAR Qualified Dryer: Yes
ENERGY STAR Qualified Refrigerator: Yes
ENERGY STAR Qualified Water Heater: Yes
Exhaust Fan: Yes
Washer/Dryer Stacked: Yes

Architectural Style

Contemporary: Yes

Attic Features

None: Yes

Community Features

Other: Yes

Construction Materials

Wood Siding: Yes
See Remarks: Yes

Cooling

Ceiling Fan(s): Yes
Central Air: Yes
Electric: Yes

Door Features

ENERGY STAR Qualified Doors: Yes
Sliding Doors: Yes

Electric

200+ Amp Service: Yes

Exterior Features

Balcony: Yes
Fire Pit: Yes

Fencing

None: Yes

Flooring

Concrete: Yes
Hardwood: Yes

Foundation Details

Slab: Yes

Green Building Verification Type

Certified Passive House: Yes
PHIUS+: Yes

Green Energy Efficient

Appliances: Yes
Construction: Yes
Doors: Yes
HVAC: Yes
Insulation: Yes
Roof: Yes
Thermostat: Yes
Water Heater: Yes
Windows: Yes

Heating

Central: Yes
Electric: Yes
Forced Air: Yes

Interior Features

3 Seasons Room: Yes
Ceiling Fan(s): Yes
High Speed Internet: Yes
Kitchen Island: Yes
Open Floorplan: Yes
Primary Downstairs: Yes
Recessed Lighting: Yes

Laundry Features

Electric Dryer Hookup: Yes
Main Level: Yes
Washer Hookup: Yes

Levels

Two: Yes

Listing Terms

Cash: Yes
Conventional: Yes

Lot Features

Level: Yes
Many Trees: Yes

Parking Features

Carport: Yes
Driveway: Yes

Patio And Porch Features

Deck: Yes

Plumbing

Aqua-Pex: Yes

Possession

Close Of Escrow: Yes

Property Condition

Under Construction: Yes

Road Frontage Type

Private Road: Yes

Road Surface Type

Gravel: Yes

Roof

Metal: Yes

Security Features

Carbon Monoxide Detector(s): Yes

Sewer

Septic Tank: Yes

Structure Type

House: Yes

Utilities

Cable Available: Yes
Electricity Connected: Yes

View

Trees/Woods: Yes

Water Source

Shared Well: Yes

Window Features

Casement Window(s): Yes
Double Hung Window(s): Yes
ENERGY STAR Qualified Windows: Yes
Triple Pane Windows: Yes

Documents Available

Brochure: Yes

Showing Requirements

24 Hour Notice: Yes

Room Information

Room Name	Level	Remarks
Bath Half	Main
Primary Bathroom	Main
Primary Bedroom	Main
Kitchen	Main
Living Room	Main
Bedroom	Second
Bedroom	Second
Bathroom	Second
Loft	Second
Other Room	Main	3 season room

Documents

HOA Rules and Reguations ›

HOA ByLaws ›

Spec Sheet ›

Listing Courtesy of Country House Realty, Inc.

Listing Agent: Erik Freeland

Information deemed reliable but not guaranteed.