Tranquil 2BR Utopian Retreat

Welcome to Campbell Estates, a bucolic two bedroom, two bathroom retreat nestled in the woods at the end of a cul-de-sac. Relax with family and friends or take a solo retreat to recharge, reset or work. There's high speed internet! The country escape you've been looking for. Conveniently located near area activities, shops, restaurants, and colleges. Spend the day exploring and return back to Campbell Estates for an evening of stargazing or lounging in front of the soapstone fireplace.

Located only 6 miles from Franklin, a picturesque village on the National Register of Historic Places. With popular restaurants and shops, this is a great place to explore! The All Star Village, part of the Cooperstown Dreams Park, is a convenient 19 miles away making it the perfect stay for baseball season. Also nearby is SUNY Oneonta (18 miles), Hartwick College (17 miles), and SUNY Delhi (17). No matter what your plans are, Campbell Estates is in the prime location to enjoy the countryside and the charming villages that upstate NY is known for.

The Property
Campbell Estates is set on 16 acres of land. With an expansive lawn featuring both shady and sunny spots, a fire pit and outdoor table, the outdoors will be a treat all year! A large wrap-around deck has seating, a dining area and propane BBQ. Enjoy the morning with a cup of coffee while looking over the scenery. Maybe spy a deer grazing on the lawn.

The House
For easier access, the garage is used as the main entrance to the house. Up a short flight of stairs you will enter the great room with living room, kitchen and dining area. The wall of windows in the great room gives the space an airy feel and allows you to enjoy the view. The fully stocked eat in kitchen has everything you need to prepare and serve meals. Nearby, the living room has a cozy sitting area with leather sofa and soapstone fireplace, ideal for adding ambiance and taking the chill off.

Up another short flight of stairs, the bedrooms are at each end of the hallway with a full bathroom in the middle. The primary bedroom is expansive with a sitting area, king-size bed and en suite with shower. At the other end of the hallway, a second bedroom features a full-size bed, closet and dresser. With comfortable bedding and the quietness of being in the midst of nature, enjoy a sound night's sleep. Wake feeling refreshed, energized and ready to start the day! The ground level has a laundry room with full-size washer and dryer and a TV room with a 55 inch TV. A Firestick allows you to stream your favorite shows and movies from your channels like Netflix and HULU.

Bedrooms:
1. Full-size bed, second floor.
2. King-size bed, second floor with en suite

Bathrooms
1. Bathroom with tub/shower combo, second floor
2. En Suite with shower only, second floor

Guests have access to all areas except for several locked closets. The garage is accessible as an entrance but it is not to be used for parking vehicles.

Campbell Estates is hosted by R & R Vacation Rentals Inc. Hosts live in the area and are available as needed.

Campbell Estates is close to many attractions, shops and restaurants that you can enjoy for every season. Guests have access to our Guidebook with all of our recommendations. For the most up-to-date and comprehensive area guide check online for Great Western Catskills. A vehicle is needed in this area as there is limited public transportation and UBER services. An AWD or 4WD is recommended October through April when there is a a chance of snow or ice.

Here are some recommendations for the area:
Restaurants & Bars
The Tulip and The Rose Cafe, 435 Main St, Franklin
Awestruck Mill (Cidery), 34 Howell St, Walton
Packin Heat Bar & Grill, 38 West St, Walton
Bovina Farm & Fermentary, 2951 Co Rd 5, Bovina Center
Brushland Eating House, 1927 County Hwy 6, Bovina Center
Cetta's Tasty Swirl, 240 Delaware Ave, Walton
EIGHTYMain, 80 Main St, Delhi
Roots Public Social Club, 175 Main St, Oneonta

Supermarkets/Groceries
Good Taste Epicurean Market, 438 Main St Franklin
Hannaford, 705 NY-28, Oneonta
Big M, 204 Delaware St, Walton
Hamden General Store, 35796 NY-10
Delhi Price Chopper, 3 Main St, Delhi

Wine and Liquor
Breakey's Liquor Store, 11 Bridge St, Walton
Liquor Depot, 739 NY-28 Suite 3, Oneonta
Strickland Hollow Tasting Room, 70 Main St, Delhi

Stores
Kabinett & Kammer, 422 Main St, Franklin
Blue Farm Antiques & Letterpress Printing, 322 Main St, Franklin
Gary Graham, 422 Main St, Franklin
Al's Sport Store, 964 River Rd, Downsville

Here are some estimated distances to popular local destinations:
Towns and Villages
Franklin - 6 miles
Walton - 13 miles
Hamden - 16 miles
Oneonta - 17 miles
Delhi - 17 miles

Colleges
Colleges SUNY Delhi - 17 miles
Hartwick College - 18 miles
SUNY Oneonta - 18 miles

Activities
Foothills Performing Arts Center - 17 miles
SUNY Delhi Golf Course - 19 miles
West Kortright Center- 19 miles
All Star Village, Oneonta - 18 miles
Gilbert Lake - 28 miles
Cooperstown Dream Park - 35 miles
Otsego Lake - 45 miles
Pepacton Reservoir - 24 miles
Franklin Edible Trail - 6 miles
Franklin Stage Company - 5 miles
Walton Public Swimming Pool - 12 miles
Walton Theater - 13 miles

Event Venues
Natural Gardens - 11 miles
Stonewall Estates - 19 miles
Maple Shade Farm - 19 miles
Strickland Hollow - 13 miles
The Inn at West Settlement - 35 miles
Roxbury Barn and Estate - 37 miles
Stone Tavern Farm - 39 miles

A vehicle is needed in this area as there is limited public transportation and UBER services. An AWD or 4WD is recommended October through April when there is a a chance of snow or ice.

The home does not have cell service but with Wifi you can still make and receive calls by turning on Wifi Calling. Check your cell phone Carrier setting.

Payment processing fees are non-refundable.
A FEW RULES.
Check-In and Check-Out: Plan your travel on our listed 4PM arrival and 11AM departure times. Changes in times may be available for an additional fee if possible. Please give at least 24 hours notice for requests, last minute requests may not be possible as cleaning and service schedules are planned in advance.

We have awesome neighbors; help keep us awesome neighbors too.
- No parties. Only the number of guests on the reservation should be in the house. Let Host know of daytime guests.
- No smoking or vaping inside the home. If you must smoke, do so outdoors only and extinguish when done then put in the garbage.
- Pets are allowed with prior approval and a non-refundable pet fee.
- No ATV's, snowmobiles, fireworks or firearms.
- Quiet hours 9PM to 8AM, keep outdoor noise to a minimum.

Cool? Cool.