Serene Private Home • Light-Filled • Hot Tub •Deck

Spacious 3,600 sq ft home designed for comfort and ease in upstate New York 🌿 Light-filled rooms, open flow, and a hot tub + deck create a calm, elevated stay ✨ An open layout with multiple living areas makes it easy to gather while still having space to relax and unwind & enjoy throughout. The space functions as a self-contained part of a larger property, offering privacy and independence without feeling segmented. A comfortable base near farms, villages, dining, and outdoor activities. The space YOUR PROPERTY This spacious home offers a flexible, light-filled layout designed for comfort, ease, and time together. With multiple living areas and distinct private rooms, it’s easy for groups to gather without feeling crowded. OUTDOORS Close to an acre of outdoor space 🌲 Enjoy a large Private deck with seating, gas grill, fire pit table, open lawn, and mountain views. The 7-person hot tub is open year-round and designed for relaxed downtime. OVERVIEW Inside, the home is set up for effortless enjoyment. Spend time in the game room with pool, ping pong, and a large movie projector, or gather around the BBQ before heading in to unwind. The layout supports both connection and quiet moments. LIVING & DINING Bright living spaces with floor-to-ceiling windows ☀️ Comfortable seating, large TV, fireplace, and open flow into the dining area. A custom dining table seats up to 10 and expands as needed for shared meals. CHEF’S KITCHEN & COFFEE BAR A fully equipped chef’s kitchen designed for real cooking 🍳 Includes smart appliances, quality cookware, sharp knives, and a spacious layout. Coffee options include pour-over, French press, drip coffee, Keurig with multiple options, plus fresh coffee beans and tea. BATHS Spa-inspired bathrooms with rain showers and soaking tubs 🕊️ Includes an en-suite master bath and additional full bathrooms with modern finishes and comfort amenities. BEDROOMS Thoughtfully styled rooms with premium, layered mattresses and allergy-friendly bedding 🛏️ Bedroom 1: King bed, private sunroom, en-suite bath Bedroom 2: Queen bed with canopy details Bedroom 3: Two full beds Bedroom 4: Two full beds with lounge seating Bedroom 5: Game room with trundle that turns into two super comfy twin beds Guest access You’ll have private access to the entire guest home. The driveway is shared and offers plenty of parking. The lower level is a separate, independently occupied area with its own entrance, and the garage is also separate with its own entrance. We may occasionally access the garage. There are no shared interior spaces, and your area remains fully private. Other things to note Guest count + booking pricing: The reservation must match the number of guests staying overnight. Base rate includes up to 6 guests. Additional guests must be added to the reservation in advance and are subject to an additional nightly fee of $80 per guest, per night. Maximum occupancy: Maximum overnight guests: 16. Airbnb may display this as “16+”. Stays beyond 16 are not permitted without prior written approval. Infants: Infants are welcome and do not count toward the 16-guest maximum. Visitors + gatherings: Unregistered guests and visitors are not allowed. Small, daytime gatherings may be considered only with prior written approval, additional fees, and event insurance. Security: Exterior security cameras are used for check-in verification and property monitoring only. There are no cameras inside the home. HOUSE RULES 1. Registered overnight guests only Reservation must reflect everyone staying overnight. Maximum overnight guests: 16. Infants do not count toward 16. 2. No visitors Unregistered visitors are not permitted on the property at any time. 3. No parties or events Parties, celebrations, or events are not permitted. 4. Daytime gatherings by exception only Small, daytime gatherings may be considered only with prior written approval, additional fees, and event insurance. Any unapproved gathering is a violation of house rules. 5. Quiet hours Please be respectful of our neighbors at all times. Quiet hours must be observed, especially during evening and overnight hours. 6. Exterior cameras Exterior cameras are in use for check-in verification and property monitoring. No interior cameras. 7. Respect for the home Please treat the home, furnishings, and amenities with care. Damage or excessive cleaning may result in additional charges. 8. Pets Pets are not permitted. If traveling with a pet, we can recommend trusted local boarding options nearby. 9. Rule enforcement Violations of house rules, including exceeding approved guest count or hosting unapproved gatherings, may result in additional charges and/or immediate termination of the stay without refund, in accordance with Airbnb policy.