For Sale

Listed by Deb Dolan and Sarah Broach from Keller Williams Upstate NY

Source: Multiple Listing Service of Ulster County #20263730

422 Main St, Franklin, NY, 13775

$645,000

3
5
5262 sq. ft.
13503.6 sq. ft.

SingleFam

3 days on the market

What's around 422 Main St

About this property

HISTORIC 422 MAIN - A rare opportunity to own one of the most distinctive mixed-use properties in the western Catskills, 422 Main Street is a landmark building in the heart of the historic village of Franklin. Built in 1878 as the town's original bank and post office, this remarkable property has been thoughtfully restored by two acclaimed designers - Sean Scherer of Kabinett & Kammer and Gary Graham, fashion designer and artist - preserving its architectural character while introducing refined updates. The result is a truly inspiring live/work environment ready for its next chapter. Natural light is the defining feature throughout. With four exposures and oversized windows on every level, sunlight pours into nearly every space, making the property an exceptional setting for artists, designers, makers, entrepreneurs, or anyone who values beautiful, light-filled interiors. The ground floor features two expansive storefronts with soaring 11- and 12-foot ceilings, original storefront windows, poured concrete floors, partial wainscoting, and custom partitions crafted from salvaged antique windows. A newly reconstructed front porch and entry, inspired by historic photographs, restores the building's original presence on Main Street. Two half baths serve the commercial spaces, which are ideally suited for retail, gallery, studio, wellness, or creative business use. Additional income opportunities abound. A spacious one-bedroom apartment at the rear of the first floor (pictures upon request)has an established rental history, while an adjoining flexible commercial space has previously operated as a cafe, antique shop, and professional office. The second floor is equally impressive. One wing offers a dramatic loft-style studio with 10-foot ceilings and exceptional natural light, currently configured as a fashion design atelier but easily adapted for a wide range of creative or professional uses. The opposite wing has been transformed into a beautifully restored two-bedroom residence where every detail reflects thoughtful craftsmanship and timeless design. The custom English-inspired kitchen is enveloped in classic beadboard walls & ceiling, and features antique built-ins, a wavy-glass display cabinet, an Italian ceramic farmhouse sink, Kallista brass fixtures, and premium appliances including a Dacor oven, Bosch dishwasher, and KitchenAid refrigerator. Expansive windows frame picturesque views of the surrounding hills and changing seasons. The adjoining living and sitting rooms are warm, inviting spaces, while the private bedroom wing includes a charming guest bedroom tucked beneath the eaves and a serene primary bedroom with a beautifully appointed bath featuring Waterworks fixtures, honed marble flooring, and a tiled shower. Throughout the residence, carefully selected finishes--including brass switch plates, new Andersen windows, and exceptional period-inspired details--blend historic character with modern ease. Additional features include a private owner's entrance, interior access between the residential and commercial spaces, four off-street parking spaces, generous storage, and a sweet backyard. Steeped in history yet thoughtfully reimagined for contemporary living, 422 Main Street presents a truly uncommon opportunity to own a beautifully restored village landmark offering exceptional flexibility for living, creating, and working under one remarkable roof. Set just 2 hours and 45 minutes from the George Washington Bridge and minutes from Oneonta and Delhi, the building enjoys an ideal balance of small-town charm and everyday convenience.

Looking for more information on 422 Main St?

Explore comparables, sales history and growth for this property.
Learn more

Contact

Similar properties for sale nearby

For Sale
$1,125,000
1245 Oak Hill Rd
Franklin NY 13775
3
3
Single-Family
Listing courtesy of Compass Greater NY, LLC
For Sale
$475,000
1302 CR-44
Sidney NY 13775
3
2
3
Single-Family
Listing courtesy of Oneonta Realty, Llc
Pending
$319,000
1992 Patent Line Road
Franklin NY 13775
3
2
2
Single-Family
Listing courtesy of Keller Williams Upstate NY Properties

Other properties for sale by Keller Williams Upstate NY

For Sale
$386,000
26 Federal Hill Road
Delhi NY 13753
Land
Listing courtesy of Keller Williams Upstate NY
For Sale
$875,000
2651 MacGibbon Hollow
Delaware County NY 13856
5
3
2
Single-Family
Listing courtesy of Keller Williams Upstate NY
Under Contract
$130,000
Brownell Road
Bloomville NY 13739
Land
Listing courtesy of Keller Williams Upstate NY

Browse properties sold in nearby areas

The data relating to real estate for sale on this website comes in part from the Internet Data exchange (IDX) program of the Ulster County Board of REALTORS®. IDX information is provided exclusively for consumers' personal, non - commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information deemed reliable but not guaranteed. Copyright ©2026 Ulster County Board of REALTORS®, Inc.

The Digital Millennium Copyright Act of 1998, 17 U.S.C. § 512 (the "DMCA") provides recourse for copyright owners who believe that material appearing on the Internet infringes their rights under MLS GRID IDX Rules Updated September 16, 2024 7 U.S. copyright law. If you believe in good faith that any content or material made available in connection with our website or services infringes your copyright, you (or your agent) may send us a notice requesting that the content or material be removed, or access to it blocked. Notices must be sent in writing by email to: dmca@ratemyagent.com

The DMCA requires that your notice of alleged copyright infringement include the following information: (1) description of the copyrighted work that is the subject of claimed infringement; (2) description of the alleged infringing content and information sufficient to permit us to locate the content; (3) contact information for you, including your address, telephone number and email address; (4) a statement by you that you have a good faith belief that the content in the manner complained of is not authorized by the copyright owner, or its agent, or by the operation of any law; (5) a statement by you, signed under penalty of perjury, that the information in the notification is accurate and that you have the authority to enforce the copyrights that are claimed to be infringed; and (6) a physical or electronic signature of the copyright owner or a person authorized to act on the copyright owner's behalf. Failure to include all of the above information may result in the delay of the processing of your complaint.

© 2026 RateMyAgent