Unwind in this peaceful upstate retreat in Franklin, NY, just 22 minutes from Cooperstown All Star Village and close to popular wedding venues. Set along a scenic country road with rolling hills, it’s an inviting home base for families, teams, and guests. Enjoy a relaxed setting with easy access to local attractions while recharging in the beauty of upstate New York.

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

The space
Opening Snapshot
• 3-bedroom, 3-bath restored farmhouse in Franklin, NY. Sleeps up to 6 guests
• Ideal for Cooperstown All Star Village families, wedding guests, and group getaways
• Features open-concept living, modern kitchen, private acreage, and refined farmhouse design

Sleeping & Bathroom
• Bedroom 1 (Main Floor): Queen bed with window AC
• Bedroom 2 (Second Floor): Queen bed with window AC and en suite
• Bedroom 3 (Second Floor): King bed with mini split AC
• Bathrooms: 3 (1 main floor tub/shower, 1 en suite tub/shower, 1 with soaking tub + walk-in shower)

Highlights
• Renovated 1800s farmhouse with modern finishes
• Set on nearly 10 private acres with meadow and mountain views
• Open-concept living and dining spaces for gathering
• Modern kitchen with white granite countertops and stainless appliances
• Back patio for outdoor dining and relaxing
• Den/office for remote work or quiet space
• Close to Cooperstown All Star Village and wedding venues

The Experience
Spring / Summer
• Start your mornings with coffee overlooking the meadows, spend your days at games, weddings, or exploring nearby towns, and unwind on the patio in the evening

Fall
• Enjoy crisp air, colorful foliage, and scenic drives, with a peaceful setting to return to after a day out

Location
• 22 minutes to Cooperstown All Star Village in Oneonta
• Conveniently located between Oneonta, Delhi and Franklin
• Close to wedding venues, farms, markets, and local dining
• Easy access to hiking, kayaking, and seasonal activities

Important Notes
• Rural setting
• Private driveway with ample parking
• Window AC units and mini split for cooling
• WiFi available for standard use

Good Fit For
• Best suited for families, baseball teams, wedding groups, and guests looking for a comfortable, spacious 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, home 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
There are several locked closets in the home for the owners belongings. The shed is off limits.

Other things to note
Things to Know

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

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
• Pets are not allowed.

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

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
Please Read Before Booking

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 & Check-Out
• Check-in: 4:00 PM – 10:00 PM
• Check-out: 11:00 AM
• Early check-in or late check-out may be available but will not be determined until 2 days prior to check in or check out. Any changes are subject to availability and include an additional fee.

If you require an early check in or late checkout it is recommended to book an additional day.


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
• Pets are not allowed.

Not Allowed
• No ATVs
• 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