Sullivan County

Building in Sullivan County, NY: zoning by town

Zoning in Sullivan County changes at every town line. Below is each municipality with its actual districts, lot minimums, setbacks, and short-term-rental rules - pick a town for the full breakdown.

Working out a budget too? A standard-finish build in Sullivan County runs $195–$256/sq ft - see the full cost-to-build breakdown by system.

The Sullivan County market at a glance

Sullivan has the region's most affordable land and highest vacancy rate -- a strong combination for build-to-STR plays. Demand from NYC creatives and outdoor recreation crowd is growing year over year. Highest growth rate in region -- affordable entry point attracting buyers priced out elsewhere.

79,721

Population · +1.2%

$72,382

Median household income

$249,000

Median home value

67%

Owner-occupied

37%

Housing vacancy

How much gets built here

Builders pulled 757 residential permits across Sullivan County in 2024, up from 416 in 2021. New supply is the lever that actually moves affordability, so a county's permit pace is the clearest read on whether its housing pipeline is open or stalled.

416

2021

562

2022

428

2023

757

2024

Permits: U.S. Census Bureau Building Permits Survey.

On the supply side, Sullivan County has roughly 19,134 vacant residential parcels on the tax rolls, with vacant land assessed around $15k/acre. See where it sits on the land-inventory and price-per-acre maps.

Short-term rental market

Emerging STR market riding the Borscht Belt revival and Catskill farm-stay trend. Livingston Manor and Narrowsburg are the top STR nodes with strong Brooklyn/creative demand. STR rules are set town by town, though — each town page below shows where they stand.

20 municipalities

Town of Bethel

12 districts · residential min lot 0.5–5 ac

Town of Callicoon

5 districts · residential min lot 2 ac

Town of Cochecton

6 districts · residential min lot 2 ac

Town of Delaware

7 districts · residential min lot 0.9183–1.8365 ac

Town of Fallsburg

7 districts · residential min lot 0.29–10 ac

Town of Forestburgh

5 districts · residential min lot 2.3 ac

Town of Fremont

6 districts · residential min lot 0.46–3 ac

Town of Highland

4 districts · residential min lot 2–3 ac

Town of Liberty

7 districts · residential min lot 0.16–10 ac

Town of Lumberland

7 districts · residential min lot 3–5 ac

Town of Mamakating

10 districts · residential min lot 1–3 ac

Town of Neversink

5 districts · residential min lot 1–3 ac

Town of Rockland

5 districts · residential min lot 0.25–2 ac

Town of Thompson

8 districts · residential min lot 0.92–2 ac

Town of Tusten

7 districts · residential min lot 0.34–3 ac

Village of Bloomingburg

4 districts · residential min lot 0.5–5 ac

Village of Jeffersonville

3 districts · residential min lot 0.23 ac

Village of Liberty

5 districts · residential min lot 0.16–0.23 ac

Village of Monticello

5 districts · residential min lot 0.17–0.23 ac

Village of Woodridge

5 districts · residential min lot 0.23 ac

Also in Sullivan County

This municipality has no district table, because it either publishes no zoning code or has none at all. Its page says what governs instead and who to call.

Village of Wurtsboro

No published zoning code

Sizing up a specific parcel in Sullivan County?

Aldo pulls the exact zoning district, setbacks, and build feasibility for any parcel — before you buy. Enter your email to open Aldo and run your free report.

Zoning compiled from municipal codes for decision-support only - not legal, engineering, or architectural advice. Verify with the municipality before relying on any figure. County demographics: U.S. Census Bureau ACS 5-Year Estimates (2024). Building permits: U.S. Census Bureau Building Permits Survey. Vacant-land counts: NYS statewide tax parcels.