# Cozy Year Round Getaway • Private Catskills Cabin ## Overview - **Location:** Franklin, NY, United States of America - **Property Type:** HOUSE - **Sleeps:** 6 guests - **Bedrooms:** 2 - **Bathrooms:** 2 - **Beds:** 2 ## Pricing - **Starting From:** $300 per night **Book on Savvy with no service fees** - Save 10-15% compared to Airbnb/Vrbo. ## Description Enjoy a little extra for longer stays — discounts apply to bookings over 2 nights \(excluding holidays\)\. 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\. 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 up to date—book early for peak season and tournament dates • Non\-refundable reservations cannot be changed or refunded after the grace period • All cancellations must follow the stated policy; no exceptions 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 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\. We are only an email or phone call away and are available as needed\. Please remember that you are staying in a house, not a hotel\. If any problems arise we will do our best to take action as soon as possible but there is no one living on\-site\. 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\. 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 ## Amenities - Indoor Fireplace - Free Parking - Wifi - Pets Allowed - TV - Kitchen - Washer - Dryer ## Sleeping Arrangements - **Bedroom 1:** 1 double, 1 king ## Guest Reviews - **Rating:** 4.6 out of 5 stars - **Number of Reviews:** 25 > Set on a secluded lot with sweeping views, this well\-kept, cozy home offers abundant outdoor space for pets, thoughtful touches like a sauna, fire pit and well\-appointed kitchen, and a responsive host for smooth check\-in and a relaxing stay\. Tucked away down rural dirt roads and without air conditioning, it’s ideal for travelers seeking a peaceful, nature\-filled escape or for those who plan ahead during hot weather\. ### Recent Reviews > "Cute place in a quiet and secluded area\. Host responded immediately and solved the problem when we couldn’t enter the bnb initially\." > — Sharif (4/5) > "Lovely stay in the Catskills \- clean, easy check\-in and very cozy\. Great place to spend a winter weekend\!" > — Celina (5/5) > "Was a enjoyable stay at a very pretty property\!" > — Shay (5/5) ## Managed By - **Company:** R & R Vacation Rentals, Inc\. - **Properties Managed:** 23 ## Policies - **Check-in:** 4:00 PM - **Check-out:** 11:00 AM - **Cancellation:** Contact host for policy ## Book This Property - **URL:** https://www.savvy.com/listings/tranquil-2br-utopian-retreat-franklin-new-york-R9rl - **Platform:** Savvy (savvy.com) - **Fees:** No guest service fees --- *Data provided by Savvy. For real-time availability and pricing, visit https://www.savvy.com/listings/tranquil-2br-utopian-retreat-franklin-new-york-R9rl*