A First-Time Homebuyer’s Guide to Saugerties, N.Y.

SAUGERTIES, N.Y. — On a quiet Thursday morning, Main Street in Saugerties wakes slowly. The smell of roasting coffee wafts out of local favorite Love Bites Café, while a pair of young parents push a stroller past an antique shop window glowing with vintage glassware. With views of the Catskill Mountains to the west and the Hudson River just a few blocks east, Saugerties sits at the intersection of natural beauty and small-town Americana — a combination increasingly drawing the attention of first-time homebuyers.

Located in Ulster County, about 100 miles north of New York City, Saugerties has long lived in the shadow of better-known Hudson Valley hotspots like Woodstock and Rhinebeck. But in recent years, this town of around 20,000 has quietly become a landing spot for those priced out of trendier markets, yet still craving access to vibrant culture, nature, and that elusive sense of “upstate authenticity.”

What You Get for the Money

For first-time buyers, Saugerties offers one thing that's increasingly rare in the Hudson Valley: relative affordability. As of early 2025, the median home price in Saugerties hovers around $395,000, according to Ulster County MLS data. That’s significantly less than the median in nearby Rhinebeck ($749,000) or Hudson ($610,000).

Inventory runs the gamut: 19th-century colonials, 1970s raised ranches, modest bungalows, and the occasional midcentury gem. Some homes come with acreage, outbuildings, or river access — perks nearly unheard of at this price point closer to the city.

"There’s still value here," says Lara Jennings, a local real estate agent with Berkshire Hathaway HomeServices. "And more importantly, there’s opportunity for buyers to build equity in a place that’s only growing in popularity."

Getting to Know the Neighborhoods

Saugerties encompasses both a charming walkable village and a sprawling rural town, each with distinct vibes. First-timers often start in the Village of Saugerties itself, where red-brick buildings house bookstores, cafés, and a lively arts scene. The area is compact, community-focused, and ideal for buyers looking for a car-light lifestyle.

A few minutes’ drive out of the village, buyers find more space — and more options. Neighborhoods like Barclay Heights offer suburban-style homes on quiet streets, while the more pastoral areas along Glasco Turnpike and Blue Mountain Road feature wooded lots, horse farms, and mountain views.

“Deciding between the village and the outskirts is often the first big decision,” says Jennings. “Do you want walkability, or land? Quiet, or convenience?”

A Cultural and Outdoor Blend

Part of what’s attracting newcomers — many of them millennials leaving downstate rentals behind — is Saugerties’ ability to blend culture and countryside. The town is home to Opus 40, a monumental bluestone sculpture park that doubles as a performance venue, and the Saugerties Performing Arts Factory, which hosts concerts, theater, and community events.

On the outdoor side, there’s no shortage of activities. The Esopus Creek winds through town, offering kayaking and fishing. A short drive leads to Catskill hiking trails, ski resorts, and swimming holes. And the historic Saugerties Lighthouse, accessible via a scenic trail, is a local gem — and a coveted weekend retreat when bookings open each spring.

The Commute Factor

For city workers still tethered to the office, the commute to Manhattan is on the longer side. The closest Amtrak station is in Rhinecliff, about 30 minutes away, with direct service to Penn Station in roughly two hours. Drivers can expect a 2 to 2.5-hour journey, depending on traffic.

However, for remote workers or those with hybrid flexibility, the tradeoff is often worth it.

“You can work from your porch with mountain views, then walk into town for a craft cocktail or live jazz,” says Rachel, a former Brooklynite who bought a two-bedroom fixer-upper in 2023. “I never thought I’d be able to afford that — let alone own it.”

What to Watch Out For

Saugerties’ growing popularity has created some classic small-town growing pains. While property taxes remain reasonable by New York standards, rising demand has begun pushing up prices. Competition for well-priced homes is increasing, and some longtime residents worry about displacement.

First-time buyers should also factor in renovation costs, especially for older homes in need of updates. Inspections frequently turn up well issues, dated electrical systems, or deferred maintenance that can surprise newcomers unfamiliar with rural infrastructure.

Still, many buyers find the trade-offs worth it. “It’s not the same as city living,” Rachel admits. “But I’ve never felt more at home.”

Final Thoughts

For first-time buyers with an eye toward both lifestyle and investment, Saugerties strikes a rare balance: affordable(ish), beautiful, and full of character — without yet tipping fully into the high-end resort territory that defines some neighboring towns.

With good timing, a solid realtor, and a little patience, it’s still possible to find a foothold in this increasingly coveted corner of the Hudson Valley.