Welcome to a spacious, amenity-packed escape designed for families, groups, and travelers seeking a true Catskills getaway. The home has been newly updated and outfitted with entertainment for all ages: from a heated pool and sauna to a private theater and poker room. ✨ Highlights - Heated pool with lounge chairs and floaties - Hot tub for year-round soaking - Sauna for spa-level relaxation - Home theater with seating for 10 + popcorn machine - Dedicated poker room with poker table, arcade games & lounge - Full Kitchen - Two decks with outdoor dining & mountain views - Fire pit with Adirondack seating - Game room: ping pong, corn hole, ladder ball, croquet & more - EV charger on site Just minutes from: Hunter Mountain, Windham Mountain, HITS on the Hudson & downtown Saugerties 🏡 The Space Main Level The main floor features bright mountain-view windows, an open-concept living and dining area, a fully equipped kitchen with keurig (drip and k-pods), a king bedroom, and a full bathroom. Walk out to a large upper deck for outdoor dining with views of the Catskills. Upper Level Three beautifully furnished bedrooms, one king, one queen, and one with two twins, share a modern full bathroom and a cozy open area. Lower Level A second kitchen opens directly into the private home cinema, complete with a 10-seat setup and popcorn machine. Adjacent is the poker/game room with a full poker table, Pac-Man arcade, Connect 4, and seating. This level also includes another twin bedroom and a full bathroom. 🌲 Outdoor Living Relax across multiple outdoor zones: Upper deck: dining table, grill, and mountain views Lower deck: ping pong table, hot tub, sauna, and access to the pool Pool area: heated from spring to fall, with loungers and floaties Fire pit patio: Adirondack chairs and open sky for perfect s’mores nights Large yard: great for yard games and group gatherings, with turf and minigolf 📍 Location You’re under 1.5 miles from downtown Saugerties, with restaurants, cafés, boutiques, and the charming historic district. A short drive brings you to Hunter Mountain and Windham Mountain for skiing, snowboarding, and year-round activities. You’re also minutes from HITS on the Hudson, the Hudson River waterfront, parks, hiking, breweries, and Woodstock. Why Guests Love This Retreat ✔ Tons of space for groups ✔ Endless entertainment indoors and out ✔ Fast Wi-Fi & smart TVs ✔ EV charger for eco-friendly travel ✔ Quiet neighborhood but close to everything

**HOUSE RULES & GUEST RENTAL AGREEMENT** Hi! We’re your welcoming hosts and can’t wait to host you. We created the following rules and guidelines to ensure a smooth and enjoyable experience for everyone. --- **PRE-ARRIVAL CHECK-IN (Happy Guest Platform)** This property requires completion of a brief pre-arrival check-in through a secure third-party platform called **Happy Guest**. This includes: - Agreement to the Guest Rental Agreement - Selection of a damage protection option (waiver or deposit if applicable) Arrival instructions will only be provided once the pre-arrival check-in is completed. Happy Guest is a simple, web-based platform that requires no app download and takes just a few minutes to complete. --- **1. MAXIMUM OCCUPANCY** Guest must accurately disclose the number of adults, children, and pets in the booking. This number applies to both overnight and daytime visitors. Unauthorized over-occupancy may result in eviction without refund. **2. NO SMOKING OR VAPING INDOORS** A $500 fee applies for indoor smoking or vaping. Outdoor smoking is permitted only with windows and doors closed. Guest is liable for odor or residue removal costs. **3. PET POLICY** Pets must be pre-approved and disclosed in advance. An Animal Addendum is required for all pets, emotional support animals, and service animals. Unauthorized animals may result in eviction and fees. **4. DAMAGE POLICY** Guests must choose between a refundable deposit or a non-refundable damage waiver. Guests are responsible for any unreported or excessive damage, missing items, or extra cleaning. **5. CLEANLINESS** Guests are expected to maintain the home in a respectful condition and report any cleanliness issues within 24 hours of arrival. **6. NOISE & QUIET HOURS** Quiet hours are from 10 PM to 9 AM. Excessive noise or neighbor complaints may lead to eviction. **7. PARKING** Parking instructions and capacity are listed in the property description. Unauthorized parking or exceeding the limit may result in fines or towing. **8. LOCK OUTS / KEYS** Keyless codes are active during your stay. Lost keys or lockouts may incur up to a $150 fee. **9. LINENS & SUPPLIES** Please refer to the listing for what is provided. Only flush septic-safe toilet paper. Plumbing damage due to misuse will be charged to the guest. **10. ISSUES OR COMPLAINTS** All issues must be reported immediately and within 24 hours of arrival. Guests must allow the host an opportunity to resolve any problems before requesting outside intervention or refunds. **11. REHOUSING & REFUNDS** No refunds or reimbursement will be offered if a guest chooses to vacate the property early or declines offered solutions. **12. CANCELLATION POLICY** Our cancellation policy applies regardless of reason. Guests are strongly encouraged to purchase travel insurance. **13. SUBLETTING / THIRD PARTIES** No subletting or third-party bookings allowed without prior written approval. **14. CAMERAS & TECH** There are no indoor cameras. Outdoor cameras, smart locks, and safety devices may be present and must not be tampered with. **15. SECURITY** Guests must secure the home when not present. Entry codes must not be shared with individuals outside the booking party. **16. ENTRY DURING STAY** Host or agent may access the property with proper notice. Light cleaning may be scheduled for extended stays. **17. INTERNET USE** Illegal or abusive internet use is prohibited. Guest assumes all responsibility for online activity and must secure their own devices. **18. FALSIFIED RESERVATIONS** Providing false information (age, party size, purpose of stay) will result in eviction and loss of payment. **19. EXCEPTIONS IN WRITING ONLY** Any exceptions must be pre-approved in writing by the host. **20. WEATHER / FORCE MAJEURE** Extreme weather or acts of God do not warrant refunds. If travel is affected, contact your insurance provider. **21. TEMPORARY LODGING ONLY** This agreement does not create a permanent residency. It is a temporary rental only. **22. EVENTS POLICY** No parties, gatherings, or events without written host approval. Unauthorized events may incur up to $1,500 in fines. **23. SIGHT UNSEEN** By booking, you acknowledge viewing the listing and understand variations in guest experience may occur. **24. PAYMENT PLATFORM USE** All funds are processed through the booking platform unless otherwise agreed. **25. HOUSE RULES AGREEMENT** Guest agrees to all instructions and house rules provided before or during their stay. **26. COMMERCIAL USE / FILMING** No commercial photography or events are allowed without written consent. **27. PROHIBITED ITEMS** No fireworks, confetti, glitter, or piñatas allowed. No tape or adhesives on walls. **28. CHILD SAFETY** Guests are responsible for child safety. The home is not childproofed. **29. MINIMUM AGE** Primary guest must be at least 18 years old and present for the duration of the stay. **30. INDEMNITY CLAUSE** Guest agrees to hold the Host harmless for any injury, illness, theft, or loss sustained during the stay. **31. USE OF POOL, HOT TUB, WATERCRAFT, AND RECREATIONAL AMENITIES & LIABILITY WAIVER** Guest acknowledges that the property may offer amenities such as pools, hot tubs, kayaks, paddleboards, pedal boats, bicycles, hammocks, fire pits, lake access, and play structures. Use of these amenities is at the guest’s own risk. - No lifeguard is on duty. - Children must be supervised. - Life jackets are required for watercraft. - No glass, food, or soaps near water amenities. - Hot tub/pool use is prohibited within 1 hour of chemical treatment. - Guest is liable for all damage or misuse. - Guest releases and indemnifies the host from all claims, including injury, illness, or death. - Amenities may be removed or closed without notice due to weather or maintenance. No refunds will be given for amenity unavailability. - Guest is responsible for any lost, damaged, or stolen equipment, including GPS-tracked amenities. - Guest agrees to pay for all medical care or emergency services required during their stay. - Guest indemnifies Host from third-party claims resulting from injury, damage, or misuse of amenities. - This waiver supersedes any prior understanding and applies regardless of negligence by the Host or their agents. By completing the pre-arrival check-in, the Guest agrees to all terms of this agreement and the use of the property as described.

The property is equipped with baseboard heaters and a combination of mini-split and window AC units. For our fellow eco-friendly travelers, want to let you know that we have solar panels and use eco-friendly products from Blueland. POOL ** The pool is closed the 10/1/24 and will reopen for Memorial Day.** SAUNA Temporarily not available POOL HEATING If you wish to have the pool heated during your stay, please let us know. There is a $75/day heating fee. We will help you set it up. PETS We allow up to 3 dogs for $90 per pet per stay. At the moment of booking, if you add you bring pets, Airbnb will add the first charge to the booking total, and we will request any additional ones. If you want to bring more than 3 dogs, please send us an inquiry, and we will approve on a case-to-case basis. DISCOUNTS We run last minute bookings, midweek specials and long stay discounts. CANCELATION POLICY: The cancelation policy, and how it will apply to your trip, will be clearly shown in the page “Confirm and Pay” prior to completing your reservation. We highly suggest you read the cancelation policy, which applies for both cancelations, and change of dates. In that same page you’ll have the option to add trip insurance, which we always recommend!