82 Cooks Brook Road, Roscoe, NY 12776

• 3 beds |
• 3 baths |
• 2,298 sqft

Property Description

Perched above the Beaverkill River with all the appeal of a modern treehouse, Angler's Perch is a one-of-a-kind retreat where river views and layered living spaces create an experience that feels worlds away from the everyday. Designed around elevation, light, and connection to the outdoors, the main residence unfolds across multiple levels. In the upper main house, two bedrooms occupy the entry level, including a king-sized primary suite with ensuite bath, walk-in closet, and integrated laundry. Above, the heart of the home features an open kitchen, dining, and living area framed by soaring ceilings and sculptural timber stairs. Expansive windows overlook the river and blur the line between indoors and out, creating the feeling of being suspended among the trees. A wood stove, built-in bookshelves, concealed projection screen, and screened-in deck feel designed as much for lingering as entertaining. On the top level, an open loft provides flexible space for work, guests, yoga, reading, or simply disappearing for a few quiet hours. On the first level is a fully separate accessory dwelling unit with its own entrance and electric meter, offering a bedroom, full bath, living area, kitchenette, and private deck—ideal for guests, creative pursuits, remote work, or potential income opportunities. Hand-built stone walls, mature plantings, rocky outcroppings, and multiple outdoor gathering spaces create a setting that feels both deeply private and closely connected to nature. Located just outside Roscoe, Trout Town USA, Angler's Perch offers proximity to world-class fishing, celebrated hiking trails, and some of the Catskills' most beloved destinations. Ten minutes from Roscoe and approximately 20 minutes from Livingston Manor and Callicoon, this unique property offers a rare combination of architectural character, flexibility, natural beauty, and a dreamy basecamp for Catskills adventures.

Listing Status:

Pending

Data Last Updated:

August 12, 2026 at 12:23AM

Listing Office:

Anatole House LLC : 845-943-4177

MLS ID:

1015275

Interior

• General: Breakfast BarBuilt-in FeaturesCathedral Ceiling(s)Ceiling Fan(s)Chefs KitchenEntrance FoyerHigh CeilingsHigh Speed InternetNatural WoodworkOpen FloorplanOpen KitchenPrimary BathroomQuartz/Quartzite CountersRecessed LightingStorageWalk-In Closet(s)Washer/Dryer Hookup
• Appliances: DishwasherDryerMicrowaveRangeRefrigeratorStainless Steel Appliance(s)Tankless Water HeaterWasher
• A/C: Ductless
• Heating: BaseboardHeat PumpHot WaterPropane
• Fireplace: Living RoomWood Burning StoveFireplaceFireplaces: 1

Exterior

• Style: ContemporaryModern
• Parking: Driveway

Location

• Road/Access: Municipal
• Originating MLS: onekey2
• School District: Rockland
• County: Delaware County

Lot

• Zoning: 122400-445-002-0001-044-200
• View: Bridge(s)Mountain(s)PanoramicRiverTrees/WoodsWater

Utilities

• Utilities: Electricity ConnectedPropaneWater Connected
• Water: Public
• Sewer: Septic Tank

Financial

• Source: onekey2