46 Batavia Heights Circle Road

A beautifully renovated Catskills home where historic character, modern comfort and peaceful country living come together. Set on two adjoining parcels totaling 2.3± acres in the Town of Middletown, this special 4-bedroom, 4-bath home enjoys an ideal location between Margaretville and Roxbury, with easy year-round access on a town-maintained road. Stone walls and steps frame the welcoming entrance, leading to a covered front porch. Inside, a cozy den is anchored by a striking hand-cut stone fireplace with pellet-stove insert. Gleaming wood floors continue into the warm, open living and dining spaces, while the fully renovated kitchen offers abundant cabinetry and a window overlooking the private backyard. The main level also includes a half bath with original wide-plank floors, laundry area and a primary bedroom suite with private full bath for convenient one-floor living. Upstairs are three additional bedrooms, including a second ensuite with a soaking tub, plus another full bathroom. Outdoor spaces are made for both quiet moments and gathering. Enjoy coffee on the covered back porch, grill on the patio, relax by the fire pit or watch the seasons change in the fenced backyard. Gardeners and homesteading enthusiasts will appreciate the terraced lawn, raised beds, blackberries, sheds and enclosures for animals, including ducks or chickens. A separate driveway leads to an RV hookup with electricity and water. The walkout basement offers potential for additional living space, a studio, recreation area or separate quarters. Other highlights include a high-efficiency propane boiler, three heating zones, metal roof, newer windows, plumbing, fencing, septic and electrical wiring, plus high-speed internet. Seasonal Delaware River views appear when the leaves are down, and the historic Delaware & Ulster Railroad travels across the road. With proven short-term rental history and easy access to Belleayre, Plattekill, Hanah Country Club, hiking, paddling, shops, dining and year-round Catskills attractions, this is more than a beautifully updated house—it is a warm, welcoming place ready for its next chapter.