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Attention investors, entrepreneurs, and visionaries! Exceptional commercial opportunity in one of the Catskills' most sought-after destinations. Strategically positioned at Exit 96 in Livingston Manor with visibility from NYS Route 17, this highly recognizable property enjoys a steady flow of local traffic, second-home owners, weekend visitors, and travelers heading deeper into the Catskills. Situated on nearly 5 acres and offering approximately 5,000 square feet of flexible commercial space, the property is currently home to the popular Van Smokey's bar, restaurant, and specialty meat shop. Complete with a commercial kitchen, established customer base, and room for future expansion, this offering presents multiple avenues for growth and investment. For those seeking a more passive investment, the current proprietor has expressed interest in remaining at the location, creating the potential for immediate income and operational continuity. For owner-operators and entrepreneurs, the property provides a rare opportunity to build upon an established foundation while bringing new ideas and energy to a thriving Catskills market. Livingston Manor continues to attract visitors, second-home owners, and investors drawn by its unique blend of outdoor recreation, dining, arts, and small-town charm. Properties with this level of highway visibility, accessibility, and commercial flexibility are increasingly difficult to find. The building would benefit from some general updates and maintenance, but the fundamentals are strong, the location is exceptional, and the possibilities are substantial. Whether you're looking to expand an existing hospitality portfolio, launch a new concept, or secure a well-positioned commercial asset in a rapidly growing market, this property deserves your attention. Opportunity, visibility, and potential"”all at the gateway to Livingston Manor. Come explore the possibilities.
Property Type(s):
Commercial
| Last Updated | 6/5/2026 | Year Built | 0 |
|---|---|---|---|
| County | Sullivan |
Additional Details
| AIR | Ductless, Wall/Window Unit(s) |
|---|---|
| AIR CONDITIONING | Yes |
| BASEMENT | Full |
| CONSTRUCTION | Batts Insulation, Clapboard, Frame, Wood Siding |
| HEAT | Forced Air, Heat Pump, Oil |
| LOT | 4.72 acre(s) |
| SEWER | Septic Tank |
| TAXES | 8440.3 |
| UTILITIES | Cable Connected, Electricity Connected, Propane, Sewer Connected, Water Connected |
| WATER | Public, Private, Well |
Location
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Listed with Coldwell Banker Timberland
Copyright 2026 Hudson Gateway Multiple Listing Service, Inc. All rights reserved.
The data relating to real estate for sale or lease on this web site comes in part from HGMLS. Real estate listings held by brokerage firms other than Suburban Realty are marked with the HGMLS logo or an abbreviated logo and detailed information about them includes the name of the listing broker. Information deemed reliable but not guaranteed.
Date Last Updated: 6/7/26 11:01 PM PDT
This IDX solution is (c) Diverse Solutions 2026.
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