This spacious, lovely, family house is your home away from home, a relaxing getaway from hectic city life, a peek into rural country life, a base for baseball families, a base for antiquing, a chance to explore an American village on the historic register, or whatever you imagine! Located in Franklin, this listing is for the entire house. NOTE: we host Stagecoach Run Art Festival at the house July 6&7, 2024. The space This spacious house offers so much: a peek into village life, a writer's retreat, a comforting place to crash while visiting your offspring at college in Oneonta, a jumping off point from which to explore historic New York's scenic dairy country. Though it is an old house, all the bathrooms and the kitchen underwent a gut renovation, and the rest of the house is being steadily updated and improved. Your guest dollars go directly to the upkeep and betterment of this historic home. We have high speed wifi, so streaming content on your devices is certainly an option, but for those guests who prefer cable TV please note that we do not have televisions or cable access. * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *Read section after REVIEWS to get familiar with other important notes.* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * REVIEWS: "Anna's historic house in Franklin is an excellent place to stay in the region. It is supremely kid-friendly, well-appointed, uniquely furnished, and very clean. Anna was a pleasure to deal with and responsive to questions. Highly recommended if you find yourself heading to Franklin and the Oneonta area." "We had the best time and wished we could have stayed longer! Anna's home is very comfortable clean and decorated with the most amazing style. Our kids loved the drum set and piano. My husband didn't snore! My twin sister fell in love with the shower and all its detailed fixtures. Everyone had the best nights sleep. This morning we had a tasty breakfast at Tulip and Rose. Anna is a great host! Her house is perfectly set up for guests. Her decorating style made us feel very comfortable. The attention to detail to everything from furniture, art, to unique hooks shows she really cares! Any question that I had she responded with a friendly response. The next trip to NY we will definitely stay at the Franklin Guest House and plan to use the beautiful kitchen! Thank you so much!" "Cozy and clean, totally redone, this guest house is so welcoming, quiet & relaxing, roomy and warm. The beds are dreamy, so comfy and soft, and sheets and blankets are all new and soft. All new amenities, the views outside are so beautiful, and the town of Franklin is quiet and calming. I would stay again & again at other times of the year to see the beautiful seasons change. I truly enjoyed my stay!" "Anna saved the day when my phone & computer crashed, causing me to lose all the info from AirB&B, except for her phone #. We arrived late in the evening, & she promptly returned our text with the entry code ~ whew!!! The house is fascinating, as Anna is an extremely talented artist, with a unique eye for placement of her work. It would take another week to begin to absorb the artwork alone. We loved the eclectic combo of antiques & modern. The house is immaculately clean. Absolutely everything one could need was provided in a logical, hence easy to find, fashion. We went back to Franklin to spread our mother's ashes. The beauty & peace & quiet added to the nostalgia of our visit. The fact that the bedroom window faced our childhood home was a perk probably just relevant to me! If you are looking for an "unplugged" experience, this is perfect- there is no TV. The 2nd-hand store, a four minute walk, was an incredible find, as was the Railroad Museum. The only eatery in town was, unfortunately, closed for the week. Oneonta is a mere 11 miles away. We found Sloans, Jay's Place, Your Father's Place, & of course we returned - twice - to Brook's Chicken BBQ!!" “This large house in a small village was the perfect spot the the getaway we were looking for. One other couple, who we barely saw, was staying as well. The house is eclectically decorated, the kitchen modern and the beds comfortable. There is a huge assortment of books, magazines, arts& crafts, puzzles and games for all ages. We enjoyed our stay and will definitely book again when back in the area.” -Michael “Anna's place is very spacious, clean and comfortable. It is wonderfully appointed with antiques, art, stuff for kids, etc. Yet the kitchen is modern. We enjoyed it and would certainly return.” -Don “Great place. Keeps the atmosphere of the village alive. Felt very comfortable and welcome here. This place is like stepping back in time but with all of today’s amenities. The beds were super comfortable and everything was clean and well organized. We came for the theater to which we walked. Our check in time was accommodated and Anna responded quickly to all.” -Kenneth “Lovely space with a great host.” -Daniel "This property is roomy and immaculate. It has 3 bedrooms and is conducive to bringing children or friends. It resides in a small town with an eclectic cafe around the corner. Easy ride to Cooperstown All Star tournament or just a quiet house in the country. Owner, Anna, is funny and responsive. Why stay anywhere else when in this area?” -Craig "Thanks again for the care and thought that was put in to the guesthouse. We really enjoyed it." "Eclectically decorated, impeccably clean, very comfy farmhouse. Located in the quaint town of Franklin close to Oneonta, Delhi and Cooperstown. Very quiet at night, slept like a rock. Bring a book b/c there is no TV- but does have WiFi. Highly recommend." "Thank you so much Anna. Lovely home and we really love your art as well." "Hi Anna! Thanks so much for the opportunity to stay at your place in Franklin. It was just fantastic, and exactly as you described in your listing. We met your lovely neighbor Diana and had a great time at her shop (Botanical Treasures) and in her garden!" "We very much enjoyed our 2 night stay at Anna’s place. We were in the suite with half bath. The suite was clean, decorated with care and was very comfortable. I would highly recommend this place." -Ken and Phyllis * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * NO PETS. We know many of you have adorable, sweet pets, and we love animals, but don't even ask - we unfortunately cannot permit pets. NO SMOKING. Smoking is absolutely forbidden in the house. NO ADDITIONAL GUESTS WITHOUT PRIOR PERMISSION. If you want to invite guests to the house who are not listed in the original booking request, you must request this privilege from the guest house owner first. We hope you understand - due to Covid-19 we need to exercise caution and care for ourselves and the community, and be aware of people entering the house. EVENTS. If you want to host an event at the house you must clear this with your host first. We generally permit events with advance notice, with an agreed upon surcharge paid in advance due to extra cleaning, garbage, wear and tear, etc. CLEANING. Unless you have rented the entire house, you are expected to always keep any common spaces clean, tidy, and free of personal belongings. After using the kitchen, all kitchen items must be washed, dried, and put back where they belong. Books, magazines, and games should be replaced when done using them (and yes, please put game parts back in their respective boxes). No staining foods or beverages (berries, red wine, coffee, greasy food, etc) are permitted in the bedrooms. Upon check out, you are expected to depart the house in the same condition in which you arrived, with the exception of used bed and bath linens. PLEASE respect the house and its belongings - it is incredibly disheartening when we discover breakage, stains, spills, lost items, etc. Don’t treat our guest house like your home - treat it better. CLEANING FEE. We recently increased the cleaning fee by $15 to cover additional supplies and labor overhead due to Covid-19 - sorry if the fee seems like a lot, but we make no profit from our cleaning fee, and think you will appreciate the cleanliness and safety of our guest house! TV. There is no TV (but there is wifi so bring your devices if you want to stream shows). AIR CONDITIONING. There is no air conditioning. All bedrooms have multiple windows that open, and all bedrooms include multiple window and tabletop fans. APPLIANCES. You are welcome to use any of the appliances in the house. There is additionally a hair dryer, shampoo and conditioner provided in the main upstairs bathroom as a courtesy to guests. There is an iron and ironing board available for your use. CHILDREN. Although children are most welcome, we do ask that their caretakers make sure they mind their manners and treat our house and contents with respect and care. ENVIRONMENTAL CONSERVATION. In the interest of conservation, please shut off lights when you leave the house, and use only essential paper and cloth towels. PARKING. Overnight parking on the street is not allowed from 11:30pm to 6am, November 1 - April 1, but is otherwise free and readily available on the EAST side of the street only. MINIMUM STAYS. There is a two night minimum stay on weekends (Friday & Saturday nights) from Memorial Day to Labor Day. CHECK IN/OUT. Check in is after 4pm, check out is by 11am. Let us know if you are hoping for more time on either end, and if we can, we will happily oblige. Guest access Kitchen, parlor/dining room, fireplace parlor room, laundry room, yard behind house; driveway and street parking in front of house - so, basically everything! Other things to note TV. There is no TV (but there is high speed wifi so bring your devices if you want to stream shows). AIR CONDITIONING. There is no air conditioning. All bedrooms have multiple windows that open, and all bedrooms include multiple window and tabletop fans. NO PETS. We know many of you have adorable, sweet pets, and we love animals, but don't even ask, we unfortunately cannot permit pets. NO SMOKERS. NO ILLICIT PARTIES. If you want to invite guests to the house who are not listed in the original booking request, you must request this privilege from the guest house owner first. We hope you understand - due to Covid-19 we need to exercise caution and care for ourselves and the community, and be aware of people entering the house. EVENTS. If you want to host an event at the house you must clear this with your host first. We generally permit events with advance notice, with an agreed upon surcharge paid in advance due to extra cleaning, garbage, wear and tear, etc. CLEANING FEE. We recently increased the cleaning fee by $15 to cover additional supplies and labor overhead due to Covid-19 - sorry if the fee seems like a lot, but we think you will appreciate the cleanliness and safety of our guest house!