Home in Franklin, NY

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