Susan Barnett          (845) 514-5360

Licensed Associate Broker

Good advice, great service.

That's UpstateCountryRealty

An upstate New York native and a resident of Franklin, Susan has assisted buyers and sellers of residential and commercial property in the Hudson Valley, Catskills and Leatherstocking for a decade.

She specializes in character country and farm homes, from estate properties to major fixers, and everything in between.



Current Listings

From classic, charming farmhouses and cottages to sprawling rural escapes, there's something for everyone in upstate New York.


Wondering About Value and the Market?

Properties Sold


Our Communities


Local Dining and Accommodations

If you're looking for a great meal, fresh ingredients, a welcoming atmosphere and a restful night's sleep,

it's better upstate.

Here are a few of our favorites - click the name to visit their websites:


Franklin: The Tulip and the Rose

Franklin: Bea's 422 Market

Delhi: The Blue Bee Cafe

Delhi: Catskill Momos

Cooperstown:  Mel's at 22

Cooperstown: Stagecoach Coffee

Cherry Valley: The Rose and Kettle

Sharon Springs: The American Hotel


Franklin Guest House

The Inn At Cooperstown

The Railroad Inn, Cooperstown

The American Hotel, Sharon Springs



Contact Susan

Main office:

31 Main Street

Oneonta, New York 13820

C: 845.514.5360


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I felt I could ask anything and get an honest, knowledgeable answer to my questions.  As a real estate agent, you went above and beyond to guide me through a challenging and stressful situation—especially while purchasing a home amidst the pandemic. I felt that I had a strong and intelligent voice on my side throughout the entire house buying process. Thank you for everything!

-Michael (2nd purchase)


You were the perfect seller’s agent: you were kind, enthusiastic, insightful, and still told us the truth so we could get our home in the right place to sell it fast. I’m so glad we took your very wise “got” the house, understood how to represent it, and ultimately (and quickly) got results.


You kept on top of the process at all times, and acted when you thought action was needed to generate interest in the property.


In short, you don’t just list a house – you sell it.



It has been a pleasure working with you. I feel the advice and suggestions you shared to improve our house for showing were spot-on. I appreciate your diplomacy in dealing with us through negotiations. You are a master of your craft.

We will gladly give your names to friends that are looking for a real estate agent to help them success in selling their home.”

-Leslie and Tom

"To work with Susan is to know you are in good hands. That someone is on your side, working and looking in every corner to get your home sold as well as finding your new home! She is pleasant, professional, personable, and has a great intuitive nature that takes detailed mental notes on your unique situation. She doesn't miss a beat and works very hard for you, a rare gem in this day and age!  I would recommend her to anyone !

She is ALL 5 stars !"


“Susan guided me (well, held my hand, so to speak) through the process of finding and purchasing a wonderful historical piece of property and commercial building in 2018. I could not have done it without her patience, expertise and wisdom. Always on top of her game, she used her knowledge of all the ins and outs of the real estate business--along with her love of the area--to successfully bring my dream of owning part of the Catskill Mountains to fruition.

You can't have anyone better on your side in any real estate deal!"


“We feel so fortunate that Susan was our agent for the sale of our home. Susan is so personable and responsive, two qualities that helped make the process go smoothly despite some challenges that came up. She was up on the current state of the market in our surrounding area and could counsel us wisely. Whether your deal happens quickly or takes some time, you'll find yourself working closely with your agent. Susan is a person that you'll appreciate working with from the outset and through to closing."

- Betsy and Paul

How long will it take to sell a property in this market?

Aren't all real estate agents and real estate companies the same?
What advantage is there to me as a buyer in working with just one Realtor?

Susan Barnett

Licensed Associate Broker

(845) 514-5360