Unless you stumble upon Livingston Manor in mid-June during its annual Trout Parade, it’s hard to grasp what this otherwise sleepy town in northern Sullivan County is all about. But a Main Street sign “SMALL TOWN — BIG BACKYARD” best explains why this little spot, two hours northwest of Manhattan, is a big draw for nature-loving second-home owners.

Livingston Manor, or “the Manor,” as locals call it, is the birthplace of American fly-fishing. The hamlet in the Town of Rockland, population 1,200, has two world-class fishing spots — the Beaverkill River and the Willowemoc Creek. And it’s next door to Roscoe, known as Trout Town, USA.

Van Tran flat bridge world class trout fishing   Jason on fishing trip

MIND YOUR MANOR: Livingston Manor, two hours away from NYC in Sullivan County, is where you’ll find the covered Van Tran Flat Bridge and serious trout fishing.


A second-home seeker can net a Livingston Manor fixer-upper for less than $100,000. Ten miles north in Lew Beach, a private enclave of more than 70 homes developed by Larry Rockefeller, has private fishing access to the Beaverkill River and clubhouse amenities.

There’s nothing like standing in the river, early in the morning, feeling the pressure of the water, listening and smelling the river, being present. And if you get that tug on the end of the line, it’s an incredible way to start the day.

fly fishing

The Manor, situated at the doorstep of Catskill Park, off Route 17, is the kind of town where you can find gun ammo and bait and tackle at the Fur, Fin and Feather Sport Shop on DeBruce Road. And local, organic produce, milk, eggs, American farmstead cheese, fresh-baked goods, meadow-raised meats, fresh Beaverkill trout, and honey and maple syrup at the Main Street Farm Market & Cafe.

Demand for second homes is robust and prices are still low.  You can buy a three-bedroom cottage with one bathroom on 1.3 acres of land for $110,000, or a four-bedroom, 2 1/2-bathroom Ranch, near the historic Van Tran Flat Bridge, with access to good trout fishing on the Willowemoc Creek, for $199,000. Or you can reel in a three-bedroom, 2 1/2-bathroom, post-and-beam on 20 acres, with 6 miles of private fishing access and membership in the Beaverkill Stream and Mountain Club, for $895,000.

The Manor and surrounding small towns are devoid of chains and fast-food joints. Main Street sticks to what small towns do best: There’s the Robin Hood Diner, Pronto Pizza, Cafe 43 and Peck’s Market. Morgan Outdoors is a big lure for sportsmen. There are a smattering of mom-and-pops like Willow and Brown, Mountain Bear Crafts and other galleries and gift shops for those who appreciate local offerings. Will Hardware is a mainstay, and Manor Pharmacy just opened last summer. Big-box stores and major supermarkets can be found 15 minutes north on Route 17, in Liberty.

The Catskill Arts Society, which occupies a 4,000-square-foot building on Main Street, has a gallery, event space, a digital arts lab, and it offers classes. Every August, the Shandelee Music Festival’s Summer Sunset Concert Series draws big names in chamber music, and the brand new state-of-the-art Bethel Woods Center for the Arts is 25 minutes away.

Bethel Center for the Arts

Bethel Center for the Arts

And don’t forget the new Catskill Brewery on Old Route 17, which has great tasting lagers and ales and manufactures high-end craft beer incorporating local ingredients. The venture is the first craft brewery in the greater Catskills Region and will offer tours and a tasting room where visitors can sample its suds, visit the gift shop and learn how beer is made.

The resilience of this community is deep-rooted because this is where fly-fishing began, and it’s as important to the American psyche as baseball and hot dogs.

Frankie's Catch

Kellie M. Place                                            final - size small (307x640) (2) (307x640)
“Upstate NY’s Real Estate & Land Expert”
“Multi-Million Dollar Top Producer”

“Voted #1 Best of the Best” in the People’s Choice Awards

Century 21 Chesser Realty
Offices in Oneonta,  Delhi NY
607-434-5263 Cell
607-432-7653 ext 102 Office

Director of Administration, New York Summer Music Festival
Chairperson, Oneonta Planning Board
Treasurer/Exec Board, Community Arts Network of Oneonta
Deputy Fire Commissioner, Oneonta Board of Fire Commissioners

About Kellie M. Place Century 21 Upstate NY

Licensed Real Estate Salesperson UPSTATE NY'S REAL ESTATE & LAND EXPERT "MULTI-MILLION DOLLAR TOP PRODUCER" Specializing in LAND, RESIDENTIAL, COMMERCIAL, MULTI-FAMILY/INVESTMENT PROPERTIES AND NATURAL GAS LAND ACQUISITIONS. VOTED "BEST of the BEST" REALTOR IN PEOPLE'S CHOICE AWARDS! WINNER OF THE QUALITY SERVICE AWARD! HOT POINTS: Upstate NY's Real Estate Development Expert * 30 Yrs of Development/Planning Experience * Multi-Million Dollar Top Producer * 30 Yr /Chairperson of Oneonta Planning Commission * Leading Agent with Proven Results * Knowledge of Upstate NY Communities * Aggressive Marketing with International Exposure * Member Otsego County Chamber of Commerce * Proudly serving Otsego, Delaware, Chenango, Madison, Schohari and Broome Counties. My name is Kellie Place and I am a Multi-Million Dollar TOP Producer with CENTURY 21. I serve as the Chairperson of the Oneonta Planning Commission of which I have been a member for over 30 years. Having worked with developers and engineers on both sides gives me an edge above other agents in all types of real estate. Co-Founder and Director of Administration of the internationally renowned New York Summer Music Festival at Oneonta State College. Chairperson of the Mayor's Arts & Events Task Force. Executive Board Member of the Community Arts Network of Oneonta. Co-founder and Executive Director of the Calcio Soccer Club and a member of the Broome County Soccer Association. I have coached youth soccer and hockey for over 20 years. I was the recipient of the "Volunteer of the Year" Award at the National Soccer Hall of Fame Co-Founder of the grassroots organization, Oneonta Community Alliance for Youth. Serve on the Otsego County Chamber of Commerce Business Action Committee as well as active in local, county and state politics. In short, an active community member that has...... "Served the Community for over 30 years!"
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