Cozy Woodland Hideaway – Peaceful Stay in a Charming Home

Welcome to Campbell Estates, a cozy 2-bedroom, 2-bath Catskills cabin perfect for families, friends, or solo stays. Relax, explore nearby shops and trails, then unwind by the fire pit, enjoy foosball, or recharge in the infrared sauna. Just 29 minutes to Cooperstown All Star Village.

For distances to local towns, attractions, and venues, please see the Neighborhood section of this listing.

The space
Opening Snapshot
• 2-bedroom, 2-bath cabin on 16 private acres near Franklin. Sleeps up to 6 guests
• Ideal for families, baseball visitors, and small group getaways
• Features sauna, fire pit, wraparound deck, and peaceful wooded setting

Sleeping & Bathroom
• Primary Bedroom: King bed with en suite (shower)
• Bedroom 2: Full bed
• Additional: Full size pull-out sofa in lower-level TV room
• Bathrooms: 2 (1 en suite, 1 full with tub/shower)
• Sleeps: 6

Highlights
• 16 private acres with open lawn and wooded surroundings
• Infrared sauna for relaxation
• Foosball table and game space
• Wraparound deck with outdoor dining and grill
• Fire pit for evenings under the stars
• Soapstone fireplace and wall of windows in main living area

The Space
• Bright great room with open layout for gathering
• Fully equipped eat-in kitchen for group meals
• Comfortable living area with natural light and forest views
• Lower-level TV room with additional lounge space and entertainment

Outdoor Living
• Expansive lawn with sun and shade
• Deck for dining, lounging, and grilling
• Fire pit area for stargazing and outdoor evenings
• Quiet natural setting with occasional wildlife sightings

The Experience
Spring / Summer
• Enjoy long days outdoors, nearby trails, and relaxing evenings on the deck or by the fire
Fall
• Take in crisp air and seasonal color in a peaceful, private setting
Winter
• Cozy up indoors after a day exploring snowy landscapes or nearby ski areas

Location
• 6 miles to Franklin
• 29 minutes to Cooperstown All Star Village
• Close to SUNY Oneonta, Hartwick College, and SUNY Delhi
• Within reach of Plattekill and Belleayre for outdoor adventures
• Easy access to shops, dining, and local towns

Important Notes
• Base rate covers up to 4 guests; additional guest fee up to 6 max
• No A/C (fans and mountain air provide cooling)
• No cell service (WiFi calling recommended)
• Located on a 2-mile dirt road—arrive before dark if unfamiliar
• Rural setting
• AWD/4WD recommended October–April
• Garage not available for parking; may contain owner vehicle
• Some closets are locked and not accessible

Good Fit For
• Best suited for families, baseball groups, and guests seeking a peaceful Catskills retreat

Booking Notes
• Calendar is always current — peak weekends and holidays fill quickly
• Payments are securely processed through Stripe, a third-party provider
• All cancellations must follow the stated policy — no exceptions
• Any applicable refund will exclude payment processing fees
• Non-refundable reservations cannot be changed or refunded after the grace period
• Travel insurance is strongly recommended

Before Arrival
• A digital guest guide is provided with directions, house details, and local recommendations
• Guests are responsible for reviewing the guide to understand house rules, amenities, and how to make the most of their stay

Management
• Professionally managed by Stay Catskills for a seamless guest experience

Guest access
Guests have access to all areas except for a few locked closets. The garage is not to be used for parking vehicles. It is an alternate entrance but may have an owner vehicle parked, so please be mindful.

Other things to note
We want your stay to be safe, comfortable, and smooth. Here are a few important details to know before and during your visit:

Check-In & Check-Out
• Check-in: 4:00 PM – 10:00 PM
• Check-out: 11:00 AM
• No changes to check-in or check-out times during holidays or from Memorial Day through Labor Day
• Early check-in or late check-out may be available outside of these dates with advance notice and approval
• Changes are subject to availability and may include an additional fee

Cell Service & Arrival
• There is limited or no cell service
• Enable WiFi calling before arrival
• Save or screenshot arrival details (address, door code, WiFi, contact info) in advance

Remote Location
• Located off a 2-mile dirt road with no streetlights
• Roads are typical for the Catskills but may feel unfamiliar if you’re not used to rural driving
• We recommend arriving before dark for a smoother check-in

Occupancy & Extra Guests
• Base rate includes up to 4 guests
• Home includes:
– 2 bedrooms (sleep 2 each)
– Ground floor TV room with pull-out sofa (sleeps 2)
• Up to 6 guests maximum
• Additional nightly fee applies for guests over 4

Quiet Hours & Neighbor Respect
• Quiet hours: 9:00 PM – 8:00 AM
• Keep outdoor noise to a minimum, especially at night
• Sound carries in rural areas—please be respectful of neighbors

Guests & Gatherings
• No parties or events
• Guest count must match the reservation
• Daytime visitors require prior approval

Pets
• One dog allowed with prior approval and fee
• No cats

Cooling (No A/C)
• This home does not have air conditioning
• The home stays comfortable with naturally cool mountain air
• Ceiling and floor fans are provided

Water Use & Septic
• Property is on a private well and septic system
• No outdoor hoses, sprinklers, slip and slides, or kiddie pools
• Flush toilet paper only (no wipes or paper products)
• Please use water conservatively

Wildlife Awareness
• Located in a rural Catskills setting with active wildlife
• Common sightings may include deer, raccoons, foxes, and coyotes
• Insects and occasional rodents are part of the natural environment in rural areas
• While the home is professionally cleaned and maintained, sightings of ants, insects, or signs of wildlife may occur, especially seasonally
• Do not leave food or trash outside or unattended indoors

Winter Travel (October–April)
• Rural, mountainous roads can be unpredictable
• AWD, FWD, or 4WD recommended
• All-weather tires with good tread required
• Avoid rear-wheel drive vehicles in snow or ice
• Driveway is plowed and shoveled every 3–4 inches of snow
• Shovel provided for guest use
• Salt is not provided—guests are advised to bring some if needed
• Host and service providers cannot provide roadside assistance or tow services

Cancellation Policy and Refunds
• All reservations are subject to the platform’s cancellation policy
• No refunds will be issued outside of these terms, regardless of reason
• Travel insurance is strongly recommended to protect against unexpected changes
By booking, you agree to follow all house rules. These are strictly enforced to protect the home, neighbors, and your stay.

The Basics
• Check-in: 4:00 PM – 10:00 PM | Check-out: 11:00 AM
• No time changes during Memorial Day–Labor Day or holidays
• Outside those dates, adjustments may be possible with at least 24 hours’ notice and may include a fee

Guests & Use
• Maximum occupancy must match the reservation
• No parties or events
• Day visitors require prior approval

Quiet + Respect
• Quiet hours: 9:00 PM – 8:00 AM
• This is a rural, residential area—sound travels, please be respectful of neighbors

Smoking & Pets
• No smoking indoors
• One dog allowed with prior approval and additional fee (no cats)

Not Allowed
• No ATVs or snowmobiles
• No fireworks or firearms
• No hunting

Cancellations & Refunds
• All reservations are subject to the platform’s cancellation policy
• No refunds will be issued outside of these terms, regardless of reason
• Travel insurance is strongly recommended