Land for Sale in Delaware County, NY
Delaware County is a Western Catskills county of 44,308 residents (2020 census), with Delhi as its seat. Much of it drains into New York City's reservoirs, so the city's watershed regulations apply to septic systems, construction near streams and large new paved areas. This guide covers the watershed rules and what else to check.
Delaware County at a glance
- County seat: Delhi. Towns and villages include Walton, Margaretville, Hancock, Stamford and Andes.
- 2020 population 44,308; about 1,467 square miles; part of the Catskill Mountains.
- Highways: NY 17 (Quickway), NY 28, NY 30 and NY 10.
- The county lies in the NYC West-of-Hudson watershed: the Rondout, Neversink, Pepacton and Cannonsville basins are in the Delaware District.
- New York City has bought land in the watershed to keep it undeveloped.
The Delaware County land market
Buyers come for hills, farms, streams and distance from the city. Typical listings are 5- to 100-acre wooded and meadow parcels, small farms and homesites in the villages. Streamside and view parcels cost the most, and land farther up the hollows costs less but is harder to build on.
NYC watershed regulations
The New York City Department of Environmental Protection (DEP) administers watershed regulations that prohibit some activities and require review and approval of others. Projects that need DEP review include new or altered septic systems, construction that requires a stormwater pollution prevention plan and new impervious surfaces within certain distances of surface water features. DEP's regional office in Arkville handles the Delaware District, and it also reviews stream, wetland and buffer disturbances that are before state and federal agencies.
For a buyer, that means a septic system or a house near a stream can need DEP approval on top of local and state permits, which adds time and cost. I did not find the exact setback distances, so get them from the DEP regulations and the Delaware County Department of Watershed Affairs before you buy, and ask DEP whether a particular lot has any restrictions.
City land purchases
DEP's Land Acquisition Program buys land near the reservoirs from willing sellers to keep it undeveloped. In 2024 the city said it would stop most purchases in priority areas three and four, which covers most of Delaware County, and focus on priority areas one and two, including parts of the county near the Cannonsville Reservoir. The program has been a source of local debate over how much land the city should own.
Before you buy land in Delaware County
- Watershed rules: DEP review of septic, stormwater and impervious surface limits.
- Distance to streams, wetlands and floodplains, and FEMA flood zone.
- Septic feasibility and cost under watershed standards.
- Recorded legal access and road maintenance.
- Well depth, power and broadband availability.
Perc tests and septic for raw landLand due diligence checklist
Frequently asked questions
Do NYC watershed rules apply to land in Delaware County?
Yes. Delaware County is in the West-of-Hudson watershed, and new or altered septic systems, certain construction requiring stormwater plans and new impervious surfaces near water features need DEP review.
Does New York City buy land in Delaware County?
The city's Land Acquisition Program has bought land from willing sellers near the reservoirs, though in 2024 it said it would stop most purchases outside priority areas one and two.
Where is Delaware County, NY?
In the Western Catskills of southern New York, with Delhi as the county seat.