Waterfall Retreat * Fireplace * Secluded Setting

Hi, I’m Anna. I’m glad you’re here, and I’d love to welcome you to Howard’s Hill! Here are a few things I think you’ll especially enjoy about the house.

Highlights: Beautiful luxury home with chef`s kitchen on 100 acres. Exceptional privacy and seclusion, yet minutes to Roscoe.

Welcome to Howard`s Hill! If you want a contemporary country home with sleek interiors near a great town, this is it!

Designed by Warren Freyer of Freyer Collaborative, the house was sited towards the hill`s peak to benefit from great light and cool breezes and, most importantly, provide an immersive experience with the birds and nature. Eagles are regular visitors! Located on 100 acres, guests can experience the ultimate Catskill living, with woods, a private waterfall, and stunning rugged terrain, before coming inside to enjoy many luxury features.

The house is extraordinary, with voluminous spaces, polished concrete heated floors, and excellent sight lines. Shoji screens that disappear into the walls can come out to provide a cozier feeling and dilute the intense natural light.

The layout is centered around two enormous square pavilion-type spaces. On entering, to the right, you see the cavernous living area with a 30 ft peaked ceiling. With walls of windows on all sides, a lovely fireplace, and a fabulous kitchen with Sub Zero and professional appliances, this great room will allow for a magical gathering. To the left, the hallway leads to the two sleeping areas. This property is technically a one-bedroom house, but its vastness and clever use of shoji screens provide privacy, and here on the main level, it creates two bedrooms (please see the floor plan in photos). Each area has a queen bed and views of the forest. Also on this floor is a shared hallway bathroom with a shower and a separate laundry room. Upstairs is the grand principal bedroom suite. Facing east and surrounded by windows, you will feel like you are sleeping in the clouds. This suite has a bathroom with a shower and a sitting area for a quiet moment. Or maybe not so quiet - the owner enjoys playing in the morning, and this is where they keep their beautiful piano.

Back downstairs, you have a good-sized deck set amongst the trees. Dining for 8, sofa seating, and the BBQ are all here. In addition, there is a lawn garden area at the front with a firepit and forest views.

THE KITCHEN & MEALS
Meals and beverages are a breeze. The kitchen has one of the best-equipped coffee stations, with every type of machine (Nespresso, Expresso, Keurig, regular, French press, drip) and appliances for frothing and grinding. Cupboards hold an enormous array of equipment for any culinary endeavor. For the less adventurous, a great dinner can also be had by driving 10 minutes in either direction. For the best picnic spot in the county, the vast rock ledge next to the waterfall gets five stars!

FAMILY & FUN
Like all Upstate Place properties, this home has a crib, highchair, baby bath, etc., to make the smallest guest`s stay welcoming and easy. The house provides well for all activities: towels and picnic blankets for the waterfall, snowshoes for winter walks, snacks for nibbles, and propane and firewood for outdoor living.

Ideally, the house would suit a family, a small group, or couples vacationing together.

FEATURES AND AMENITIES
• Gourmet chefs kitchen
• Main level bedrooms
• Dining area with seating for 6
• TV
• Work/office area
• Books & games
• Wi-Fi - very good

FAMILY-FRIENDLY
• Crib and bedding
• Highchair
• Booster seat
• Children`s 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.

LAYOUT
Two Level Home
The main level has the entry, great room - living, kitchen, dining, two sleeping areas, bathroom, and separate laundry room.
The upper level has a main bedroom, an en-suite bathroom, and a sitting area.

BEDROOMS & BATHROOMS
• Bedroom 1 - Main level, Queen bed
• Bedroom 2 - Main level, Queen bed
• Bathroom 1 - Hallway access w/ shower
• Bedroom 3 - Upstairs King bedroom
• Bathroom 2 - Upstairs, Shower, walk-in
• Bathrooms supplied with full products (Le Labo shampoo, conditioner, body wash, cotton balls, q-tips, etc.)

OUTDOOR FEATURES
• Private Garden and woods
• Stunning waterfall
• Deck
• Outdoor dining for 8
• Firepit - wood provided
• Lawn
• Outdoor seating
• Barbecue grill - propane provided
• Driveway parking for five vehicles

PET FRIENDLY
This is a V.I.Pooch Pawperty! There is a $100 pet fee per pet and your furry friend can expect the following:
• Dog bed
• Bowls
• Toys
• Poop bags
• Shampoo
• First aid kit
• Dogs only, $118 per pet per stay

Upstate Place is a property management company that provides 24/7 support to guests.

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 $175
Pantry and wine pre-stocking $65
Guaranteed early check-in 12pm $50 or late check-out 3pm $50, or combined $80

LOCATION
Points of Interest
• 3 miles to The Catskill Hills Resort
• 4 miles to Roscoe
• 7 miles to Buck Brook Alpacas
• 7 miles to North Branch
• 9 miles to Livingston Manor
• 15 miles to Mud & Trout Pond Hiking
• 16 miles to Bethel Woods Concerts
• 18 miles to Mongaup Pond Birding Trail
• 34 miles to Kartrite Indoor Water Park

SKI ACCESS
• 30 miles to Holiday Mountain
• 37 miles to Big Bear at Masthope Mtn
• 48 miles to Belleayre Mountain

AIRPORTS
• 73 miles to Wilkes-Barr Scranton (AVP)
• 74 miles to Stewart International (SWF)
• 109 miles to Teterboro (TEB)
• 120 miles to Westchester (HPN)
• 121 miles to Albany International (ALB)
• 129 miles to Newark Liberty (EWR)
• 136 miles to John F. Kennedy (JFK)

PLEASE NOTE -
Cancellation and Insurance: We encourage all our guests to purchase travel insurance, whether through the OTA when offered at the time of booking, or through a third party. We cannot make any exceptions to our cancellation policy.

Rental Agreement: Please know that we require all guests to sign a rental lease agreement.

Utility Outages: As Upstate New York can see its’ fair share of inclement weather and is primarily a tree rich area with 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. Please ask about the plowing schedule for the house. 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 house has a steep / and or long driveway and extra caution is warranted. Please allow extra time when departing. Upstate Place does supply snow shovels and pet-friendly salt at each of our properties for extra safety.

FIRE-PIT: The outdoor fire-pit is available in spring, summer, and fall. In winter, there may be times when it is fully covered in snow. Unfortunately, because of safety rules and regulations, we need to position our fire-pits some distance from the house and it can be very hard to dig pathways to the fire-pit for safe access. We therefore do not guarantee that our fire pits will be available to guests during the snowy winter months.

Animals and Pests: 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. All our properties benefit from scheduled pest control, but we are in a natural environment and we can not fortify the houses completely.

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.

This home may have weekly lawn and trash services as well as monthly pest control service. Service providers may access the exterior front yard and back yard during your stay to ensure the home is properly maintained.

Additional Fees: Depending on their requirements, guests will be subject to the following additional fees
Dog Fees - $100 per pet per stay
Please respect all our house rules listed in the guidebook provided, as well as the privacy of this quiet community.