42565 Route 28,Middletown, NY 12455
Middletown, NY 12455
Description
A rare opportunity to acquire and reimagine a 23.38-acre Catskills property with approximately 400 yards of private frontage along the East Branch of the Delaware River - an increasingly scarce combination of land, water access, and existing infrastructure. The river is not simply an amenity here, but a defining feature of the landscape, shaping both the setting and the experience. This is a property with the scale and flexibility to support a destination-driven hospitality concept, integrating recreation, food and beverage, event programming, and lodging in one cohesive setting.What makes this offering uniquely compelling is that the groundwork has already been laid. Over 25 years of ownership, the current operators have developed a fully functioning, multi-revenue property that can be continued, expanded, or repositioned over time. The existing operation includes a 9-hole public golf course (par 29, 1,600 yards, designed by Don Josberger), an 18-hole riverside mini-golf course with full night lighting, and a 275-yard floodlit driving range with 10 mat stations, a grass hitting area, and an adjacent practice green. A gambrel-style clubhouse with overhead doors allows for year-round use of the range and indoor/outdoor flexibility in all weather conditions.The property also features an established BBQ restaurant with two elevated decks overlooking the river and surrounding valley, supporting dine-in service, takeout, and catering. A newly built bar is in place, with a liquor license currently in the works. It is well equipped to host events, including weddings, tournaments, private gatherings, and community functions, with established infrastructure, ample parking, and easy circulation throughout the site. A newly built studio apartment provides accommodation for staff or guests.From here, the possibilities are unusually broad. The land and river frontage lend themselves naturally to cabins, glamping, or other small-scale lodging, while the existing restaurant could be elevated into a more design-forward, day-to-night destination. The river itself offers a natural extension of the guest experience, with opportunities for seating, gathering areas, or a more informal bar setting along the water's edge, as well as access to a prized stretch of the East Branch known for its fishing.The open acreage provides ample space for additional recreational or event-based programming - whether through lawn games, court sports, seasonal offerings, or flexible food and beverage concepts such as pop-ups or visiting operators. There is also potential to introduce technology-enhanced golf or simulator-based experiences, building on the existing range infrastructure. Few properties in the region offer this kind of layered, adaptable setting, with the ability to evolve in stages while maintaining an active business from day one.The location further strengthens the offering. Margaretville and the surrounding area are in a period of steady, thoughtful growth, with an emerging mix of food, beverage, and cultural destinations including Mornings, Rae's, Café Marguerite, Oda's Wine Garden, Long Year Gallery, Union Grove Distillery & Arkville Brewstillery, Folsom Point, and The Print House. Within easy reach of Belleayre Mountain and Plattekill, the area attracts a year-round audience drawn by skiing, hiking, fishing, and a growing local scene.For an experienced operator, hospitality group, or investor, this is an opportunity to step into an established platform and shape its next chapter -whether by refining the current business, expanding the guest experience, or repositioning the property over time. The combination of acreage, river frontage, existing revenue streams, and built infrastructure makes this a property that would be difficult to replicate today.A 3D Walkthrough Tour is available in the digital Lookbook or by request.
Details
| MLS # | 995041 |
|---|---|
| Listing Type | For Sale |
| Style | Mixed Use |
| Sub-Type | Resale |
| Status | Active |
| Year | 2012 |
| Days On Site | 116 |
| Listing Provided By | Coldwell Banker Village Green | Laura Warren |
Features
| SQ Feet | 2,200 |
|---|---|
| Story(s) | 2 |
| Building(s) | 1 |
| Acreage | 23.38 |
| Water Front | Yes |
| Property View | Mountain(s), River, Trees, Woods |
Interior
| Cooling | Ductless |
|---|---|
| Heating | Heat Pump |
| Appliances | Electric Water Heater, Exhaust Fan, Freezer, Gas Range, Ice Maker, Refrigerator |
Exterior
| Security Features | Other, Smoke Detector(s) |
|---|---|
| Construction Materials | Frame, Other |
| Foundation Details | Other |
| Lot Features | Borders State Land, Level, Views, Waterfront |
Parking
| Parking Features | Parking Lot |
|---|
Utilities
| Utilities | Electricity Connected, Phone Connected, Propane, Sewer Connected, Water Connected |
|---|---|
| Electric | 200+ Amp Service |
| Sewer | Public Sewer |
Taxes
| Tax Year | 2026 |
|---|---|
| Tax Assessed Value | 206400 |
| Tax Annual Amount | 4416 |
| Tax Lot | 20 |
Area Information
| State | NY |
|---|---|
| County | Delaware County |
| City | Middletown |
| Zip Code | 12455 |
| Listing VS Median (in 12455) | |
Price: $799,000 low | high Med: $414,500 sqft: 2,200 low | high Med: 1,827 $ / sqft: $363 low | high Med: $227 On site: 116 low | high Med: 86.5 | |
Market Activity 12455
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Learn More About This Property
| State | NY |
|---|---|
| County | Delaware County |
| City | Middletown |
| Zip Code | 12455 |
| Listing VS Median (in 12455) | |
Price: $799,000 low | high Med: $414,500 sqft: 2,200 low | high Med: 1,827 $ / sqft: $363 low | high Med: $227 On site: 116 low | high Med: 86.5 | |
