Cozy Cabin Retreat with Fire Pit, Sauna & Game Room in Franklin, New York

Welcome to this 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.



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 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