422 Main Street, Franklin, NY 13775
Property image
Property image
FOR SALE
0.31 ACRES

422 Main Street
Franklin, NY 13775

  • 3 Beds
  • 4 Baths
  • 5,262 sqft (on 0.31 acres)

$645,000

Est. Mortgage $4,231/mo*
Get Pre-Qualified

$645,000

Est. Mortgage $4,231/mo*
Get Pre-Qualified
3 Beds
4 Baths
5,262 sqft
(on 0.31 acres)

Home Highlights

Parking
Open Parking
Climate Control
Heating only
Price/Sqft
$123
Listed
30 days ago

Local Information

  • Map ViewExplore the area around 422 Main Street.
  • Schools1 Preschool School1 Elementary School1 Middle School1 High School
  • Shop & Eat
-- mins to
Commute Destination

About this House

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.
Last check for updates: about 19 hours ago
Listing by: Keller Williams Upstate NY, (607) 431-2540
Deb Dolan, (607) 544-4062
Compass Greater NY, LLC, (914) 238-0676
Sarah Broach, (917) 535-1127
Source: HVCRMLS, MLS#20263730
Also Listed on HVCRMLS.

Home Details for 422 Main Street

Active Status

MLS Status: Active

Interior Features

Interior Details
Number of Rooms: 20Types of Rooms: Bedroom, Bathroom, Kitchen, Living Room, Other Room, Utility Room, Workshop
Beds & Baths
Number of Bedrooms: 3Number of Bathrooms: 5Number of Bathrooms (full): 3Number of Bathrooms (half): 2
Dimensions and Layout
Living Area: 5262 Square Feet
Appliances & Utilities
Utilities: Cable Available, Electricity Connected, Water ConnectedAppliances: Washer/Dryer, Refrigerator, Electric Cooktop, Dishwasher, Built-In Electric OvenDishwasherLaundry: In Basement,In Hall,Laundry ClosetRefrigerator
Heating & Cooling
Heating: Hot Water,Oil,Radiant FloorNo CoolingAir Conditioning: NoneHas HeatingHeating Fuel: Hot Water
Gas & Electric
Electric: 200+ Amp ServiceHas Electric on Property
Windows, Doors, Floors & Walls
Window: Aluminum Frames, Insulated WindowsFlooring: Concrete, Hardwood, Varies, Wood
Levels, Entrance, & Accessibility
Stories: 2Levels: Three Or MoreFloors: Concrete, Hardwood, Varies, Wood
View
Has a ViewView: Rural
Security
Security: Carbon Monoxide Detector(s), Smoke Detector(s)

Exterior Features

Exterior Home Features
Roof: MetalFencing: NoneFoundation: Stone
Parking & Garage
No CarportNo GarageNo Attached GarageHas Open ParkingParking: Open,Outside
Pool
Pool: None
Frontage
Road Frontage: Town, County RoadRoad Surface Type: Paved
Water & Sewer
Sewer: Septic Tank
Finished Area
Finished Area (above surface): 5262 Square Feet

Days on Market

Days on Market: 30

Property Information

Year Built
Year Built: 1878
Property Type / Style
Property Type: ResidentialProperty Subtype: Mixed UseStructure Type: Mixed Use, RetailArchitecture: Traditional
Building
Construction Materials: Frame, Glass, Vinyl Siding, Wood SidingNot a New Construction
Property Information
Condition: Updated/RemodeledParcel Number: 12320197.1239

Price & Status

Price
List Price: $645,000Price Per Sqft: $123

Location

Direction & Address
City: Franklin
School Information
High School District: Franklin Central Schools

Agent Information

Listing Agent
Listing ID: 20263730

Building

Building Area
Building Area: 5262 Square Feet

Community

Community Features: Curbs, Restaurant, Sidewalks

Lot Information

Lot Area: 0.31 acres

Offer

Listing Terms: 1031 Exchange, Cash, Contract, Conventional

Miscellaneous

Mls Number: 20263730Above Grade Unfinished Area: 5262

Additional Information

CurbsRestaurantSidewalks

Market trends in Franklin

Last updated June 2026
Buyer'sMarketSeller'sMarket
Avg. sale price
—
Sale-to-List Price
—
Price per sq ft
—
Available listings
17
4MoM

Price History for 422 Main Street

DatePriceEventSource
07/08/2026$645,000Listed For SaleHVCRMLS #20263730
05/09/2018$215,000Sold
NYSAMLSs #OD114759
05/04/2018$219,000PendingAgent Provided
05/04/2018$219,000Listed For SaleAgent Provided
08/05/2005$162,500Sold
N/A

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Property Tax and Assessment

Year2025
Tax
Assessment$298,507
Home facts updated by county records

Comparable Sales for 422 Main Street

Address
Distance
Property Type
Sold Price
Sold Date
Bed
Bath
Sqft
397 Main St, Franklin, NY
0.05
Single-Family Home
$255,000
04/02/26
5
2.5
2,448
75 Water St, Franklin, NY
0.14
Single-Family Home
$245,000
08/26/25
5
2
2,020
249 Center St, Franklin, NY
0.17
Single-Family Home
$425,000
08/27/25
6
2
3,123
161 Christian Hill Road Road, Franklin, NY
1.22
Single-Family Home
$300,000
09/24/25
3
2
1,750
2260 E Handsome Brook Rd, Franklin, NY
1.61
Single-Family Home
$575,000
02/25/26
3
3
1,876
1937 Gibson Hill Rd, Franklin, NY
1.77
Single-Family Home
$235,000
02/23/26
3
1.5
1,400
18 Meadow St, Otego, NY
3.42
Single-Family Home
$210,000
03/20/26
4
2
1,372
11525 State Highway 357, Franklin, NY
3.14
Single-Family Home
$265,000
09/19/25
2
1.5
1,592

Nearby homes

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Assigned Schools

These are the assigned schools for 422 Main Street.
View nearby schools on GreatSchools
The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

What Locals Say about Franklin

At least 1 Trulia users voted on each feature.

  • 100 % Say it's dog friendly

  • 100 % Say they plan to stay for at least 5 years

  • 100 % Say car is needed

  • 100 % Say yards are well-kept

  • 75 % Say parking is easy

  • 67 % Say neighbors are friendly

  • 67 % Say people would walk alone at night

  • 67 % Say streets are well-lit

  • 67 % Say kids play outside

  • 60 % Say it's walkable to restaurants

  • 50 % Say there are community events

  • 50 % Say there are sidewalks

  • 50 % Say there's wildlife

  • 40 % Say there's holiday spirit

  • 33 % Say it's walkable to grocery stores

  • 33 % Say it's quiet

Sourced by Trulia users. Learn more about our methodology.
  • Nicole Marsella
    "It's a really sweet place to raise children. Kids regularly play in yards, ride bikes on the sidewalk and have "neighborhood" friends. Halloween is great too! Tons of trick or treaters. "
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LGBTQ Local Legal Protections

Deb Dolan, Keller Williams Upstate NY, (607) 431-2540
Agent Phone: (607) 544-4062
IDX information © 2026 by the Hudson Valley Catskill Region MLS. All Rights Reserved. The data relating to real estate on this website comes in part from the IDX of the Hudson Valley Catskill Region MLS.
Information is deemed reliable but is not guaranteed accurate by the MLS. 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.
422 Main Street, Franklin, NY 13775 is a 3 bedroom, 5 bathroom, 5,262 sqft single-family home built in 1878. This property is currently available for sale and was listed by HVCRMLS on Jul 2, 2026. The MLS # for this home is MLS# 20263730.