Little Manor

NEW: In-town home w/ gorgeous cedar sauna + fire-pit in Livingston Manor

Highlights - You’ll love the:

• Walk-to-everything location - an easy stroll to Main Street’s restaurants, breweries & shopping

• Brand-new Scandinavian-style sauna - a relaxing treat after hiking, skiing, or exploring

• Family-perfect layout - crib nook tucked away for quieter sleep + full suite of baby items

• Gas Wood-stove - cozy, easy to use and super clean

• Fully fenced garden - safe and fun for kids and dogs

• Chef’s kitchen - well-equipped for group meals

• EV Charger (Level 2) - for stress-free arrival

Welcome to your home base in the heart of Livingston Manor! This bright and stylish 3-bedroom home is made for families, groups of friends, and anyone who wants the best of the Catskills without giving up walkability. Park the car, unpack, and explore - you're just a few steps from the town’s beloved breweries, cafés, restaurants, wine bars, and boutiques.

Step inside to bright living spaces, comfy furnishings, and that welcoming “Upstate Place” feel. The main level features a beautiful chef’s kitchen, dining area for six, cozy living room with gas wood-stove, and a twin bedroom, perfect for kids or friends. A full bathroom is on this level too. Upstairs, you’ll find two sunny bedrooms and a luxurious shared bathroom with a separate shower and soaking tub. One bedroom includes a dedicated crib area, cleverly tucked into its own nook so baby sleeps soundly while you unwind nearby.

This home is ideally suited for those interested in wellness, renewal, and recharging during their stay. Not only does it offer the garden sauna, the large soaking tub upstairs, a yoga deck for spring, summer, and fall practice, but guests can order (for an additional fee) a personal cold plunge pod tub. We would be delighted to send you our catalogue of items to complete your wellness experience.

Little Manor would ideally suit a family, multiple couples vacationing together or a couple in search of a spacious stay.

FEATURES AND AMENITIES

• Gourmet chefs kitchen

• Dining area with seating for 6

• Smart TV

• Fireplace (gas)

• Work / office area

• Books & games

• Wi-Fi - very good

• Full laundry

OUTDOOR FEATURES

• Private sauna

• Large fenced garden

• Deck

• Fire-pit (wood not provided, but can be pre-ordered)

• Outdoor seating

• Barbecue grill (propane provided)

• Driveway parking for 4 vehicles

FAMILY FRIENDLY

• Crib and bedding

• Highchair

• Booster seat

• Childrens plates, bowls, and cups

• Toys and games

• Baby Bath

• Child / baby gates

ACCESSIBILITY

We are committed to making every stay accessible and comfortable for everyone. We offer a variety of accessibility accessories, including ramps, shower seats, chairs etc. available at no charge. Please contact us, and we’ll gladly provide a link to where you can request these items.

PET FRIENDLY

This home is a proud member of our HosPAWtality Collection - designed so your furry companion enjoys a PUPgraded vacation experience too, with these amenities just for them:

• Fenced garden for fun and safety

• Dog bed

• Bowls

• Toys

• Shampoo

• Floofie first-aid kit

STAFF, SERVICES & ADDITIONAL FEES

Available at an additional cost with advance notice:

Pet fee (dogs only) $100 per pet per stay

Cold plunge & wellness accessories $20-$200

Firewood pre-order $25 (12 logs)

Mid-stay housekeeping $

Pantry and wine pre-stocking $65

Guaranteed early check-in 12pm $75 or late check-out 3pm $75, or combined $130

LAYOUT

Two Level Home

Main level has the living room, kitchen, dining area, a bedroom with 2 twin beds, and a bathroom with shower.

The second upper level has a queen bedroom with office desk area, a full / double bedroom with crib sleeping area, and a large connecting bathroom with separate shower and bathtub.

Lower level has locked storage.

There are seven (7) steps to entrance

BEDROOMS & BATHROOMS

• Bedroom 1 - Main level, 2 twin beds

• Bathroom 1 - Main level hallway with tub /shower combo and vanity

• Bedroom 2 - Upper level full / double bed with crib sleeping area

• Bedroom 3 - Upper level Queen bed with desk / office area

• Bathroom 2 - Upper level shared access with separate tub and shower and double sinks

• Bathrooms supplied with full products by Public Goods (shampoo, conditioner, body wash)

LOCATION

Points of Interest

• 0.3 miles to Upward Brewery

• 0.5 miles to town center

• 3 miles to Catskills Fly Fishing Museum

• 7 miles to Roscoe NY

• 12 miles to Buck Brook Alpacas

• 17 miles to Bethel Woods Center for the Arts

• 18 miles to Callicoon NY

• 25 miles to Kartrite Resort and Water Park

SKI ACCESS

• 26 miles to Holiday Mountain

• 38 miles to Belleayre Mountain

• 57 miles to Hunter Mountain

• 59 miles to Windham Resort

AIRPORTS

• 65 miles to Stewart International (SWF)

• 100 miles to Teterboro (TEB)

• 110 miles to Westchester (HPN)

• 120 miles to Albany International (ALB)

• 121 miles to Newark Liberty (EWR)

• 130 miles to John F. Kennedy (JFK)

PLEASE NOTE

RENTAL AGREEMENT: Please know that our insurance, local permitting regulations and licensing requires all guests to sign a rental lease agreement, which will need your full name, email, and contact telephone number. It must be completed within either 48 hours of booking, or at time of booking if you are purchasing a same day stay.

CANCELLATION AND INSURANCE: For added peace of mind, we highly recommend all guests purchase travel insurance, whether through the OTA when offered at the time of booking, or through a third party. Travel insurance ensures you are able to receive reimbursement for a covered event should circumstances arise that prevent you from traveling and many plans cover for unexpected illness, delays, work or weather-related changes. Please confirm with your chosen travel insurance company as to a comprehensive list of all covered events. Please note, we are not able to issue a cancellation, trip change, or refund outside of our cancellation policy and will refer you back to your travel insurance should your trip plans change. Your safety and comfort are our top priorities, and we want you to enjoy a stress free stay.

UTILITY OUTAGES: As Upstate New York can see its’ fair share of inclement weather and is primarily a tree rich area with mostly overhead power lines, please know we do not assume responsibility for utility outages during your stay. If electric, water or Wi-Fi service is impacted, we do not refund. We do keep emergency supplies at the house, and, of course, if an outage were to persist for longer than 8 hours we would allow a cancellation without penalty.

WEATHER: During the winter months there may be ice, snow, and hazardous conditions. We recommend driving a vehicle with AWD or 4WD. We are in the mountains so anything is possible! If snow or freezing rain is forecast, it may be prudent to bring chains for your vehicle. Most driveways are plowed at or before 3” or more accumulation but we cannot guarantee an exact time for the plowing as the crews are often unreachable and out of cell service areas for much of the day. This driveway is fairly short and flat, and most guests find it very easy to navigate. We do supply snow shovels and pet-friendly salt at each of our properties for extra safety.

TRAVEL INFO: As we do not give weather related refunds, it is advisable to keep yourself updated on weather conditions via 511NY, which offers real-time traffic, transit, weather, and travel info for all commuters, tourists, and commercial operators across the whole state via phone, web, and app. It's New York's official system for up-to-the-minute road conditions, incidents, and travel planning for every region.

ANIMALS, PESTS AND BUGS: The house is in a rural environment and surrounded by countryside, farms and wildlife. Although it’s wonderful to observe the eagles, deer, bears, and adorable chipmunks, it can also mean you will hear coyotes and foxes at night, and encounter the less cute mice, flies, snakes, ants, bees and ticks. There is very little to be done about it, but by keeping doors closed or screened and food in its appropriate storage, unwelcome guests will stay outside where they belong. Ticks are particularly bothersome and potentially harmful during the summer months. All our properties provide either Tick Wise, Repel, or OFF and benefit from scheduled pest control, but we are in a natural environment and we cannot fortify the houses and gardens completely.

PRIVACY: Guests have full and unhindered access to the property in its entirety, with the exception of certain locked closets, basement areas, or garages - if applicable - that the owner may have secured. We want all guests to enjoy uninterrupted time at the home, however, there may be visits from seasonal maintenance staff for essential exterior tasks such as mowing the lawn, cleaning a pool, pest control, trash collection or plowing. While we try to have them visit in the short periods between guests, this is very often not possible, especially during the hectic summer months or because of adverse weather. They will never need to be inside the house without your authorization, but they may need to be on the exterior of the property itself.`

CLEANING GUARANTEE: We are very proud of our housekeeping team who go beyond both Airbnbs General Cleaning Guidelines and Airbnb’s Enhanced Cleaning Process recommendations. Because of their hard work and high professional standards, we are able to guarantee our cleaning to our guests. We take a time stamped video of the cleaned property and do not refund for any small issues found during a stay. Instead, should a guest feel that something is amiss or needs additional attention, we will gladly have a housekeeper attend the home to take care of it within 12 hours of an issue being reported.

EASY BREEZY CHECK-OUT:

We don’t believe in burdening guests with a long list of requests, but do ask for help with the following in order to keep the home safe, secure, and in good condition for all visitors.

• Please make sure you take out the trash, this helps with smells and potential pests.

• If used dishes, we ask you place them in the dishwasher and hit start.

• Please extinguish all fires and fuels, inside and out, and cover the BBQ once cooled.

• In winter, please make sure the heat is turned down to 60*

• In summer, please make sure the AC is left at 70*

• Please turn off sauna unit and light, and close the door.

• Upon departure, please make sure lights are turned off and windows and doors are locked.