Hot Tub and Barn Movie Theater at Route 22 Retreat

Experience the beauty of Upstate New York at the Route 22 Retreat. Tucked away in the tranquil countryside, our cottage offers the perfect blend of old-world charm and modern amenities.

Inside, you'll find everything you need, Casper mattresses, a fully-stocked kitchen, a comfortable living space & TVs in every room.

But the real magic happens outside. Soak in the hot tub, gather around the fire pit, play ping pong, or enjoy a movie in our rustic barn movie theater.

Our cozy cottage offers a welcoming retreat for the entire family. Delight in the pleasures of the fully equipped eat-in kitchen, designed to cater to your culinary desires, whether cooking a meal or indulging in a lavish morning coffee, tea, or hot chocolate. Gather around the spacious dining table, which comfortably accommodates six guests.

Unwind in the inviting living room, where relaxation takes center stage. Sink into the plush comfort of our couch, boasting power-reclining seats, as you immerse yourself in a movie night on the 55" Smart TV.

Retreat to the serenity of our bedrooms, each thoughtfully furnished with Casper Original Mattresses, ensuring a blissful night's sleep. Choose between foam and feather pillows, while luxuriating in soft, crisp white sheets. Additionally, each bedroom is equipped with a smart TV.

Stepping outside, a world of incredible amenities awaits your exploration. Indulge in the ultimate relaxation experience in our rejuvenating hot tub, or gather around the inviting fire pit area, complete with ample seating for six, fostering cozy conversations and memorable evenings under the stars. For the more active-minded, challenge friends and family to a thrilling game of ping pong, darts, or yard dice. For a unique cinematic experience, venture into our charming barn movie theater area, where you can enjoy streaming platforms like Netflix, Hulu, Disney+, and more.

The entire home--inside and out--is yours to privately enjoy. No areas are off-limits or shared with others.

If there is anything we can do to make your stay more comfortable and enjoyable, please message us to let us know and we'll take care of it right away!

Experience the peace and charm of country living at our Airbnb nestled along a serene country road. Our neighborhood exudes a welcoming, homey vibe that's hard to resist. Our neighbors' chickens roam freely around their property across the street, adding to the picturesque setting.

Our quiet and cozy neighborhood is the perfect escape. Long walks along the country road and scenic drives with the windows down (and music blasting) are just some of the ways to immerse yourself in the tranquil surroundings.

While our charming country neighborhood is perfect for peaceful walks, we recommend bringing a vehicle to explore the surrounding area. Ride-hailing services (like Lyft and Uber) are not readily available, and some restaurants and shops are a little too far to walk to.

Don't worry about parking, though—we've got you covered. Our cottage offers ample on-site parking with space for up to four vehicles on our spacious gravel driveway. In the winter months, we highly recommend bringing chains (just in case!) to ensure a smooth and safe arrival.

We are located in the serene Catskill Mountains, which means we’re exposed to some element of nature! Including, but not limited to, bugs, snow, dirt, critters, fallen branches, etc.

WATER QUALITY
We have upgraded our water filtration system to ensure good water quality.

PETS
We allow up to 3 dogs of 50lb each, for $75 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 or any over 50lb, please send us an inquiry, and we will approve on a case-to-case basis, at $150 per pet.


GUEST RENTAL AGREEMENT, SECURITY HOLD (Which is not a security deposit and is allowable on Airbnb), & ID VERIFICATION REQUIRED

Hi! We are your welcoming hosts and we look forward to hosting you. This place is extraordinary and does require guests to complete a Guest Rental Agreement, ID verification, and Security Hold in order to receive Arrival Instructions. Details of the Guest Rental Agreement can be found in the House Rules.
Hi! We are your Welcoming Hosts and we look forward to hosting you. We created the following set of rules and guidelines to make both your guest and our hosting experience a great one!

THIS LISTING USES HAPPY GUEST FOR ARRIVAL INSTRUCTIONS AND PRE-ARRIVAL GUEST VERIFICATION. ARRIVAL INSTRUCTIONS TO CHECK-IN ARE MADE AVAILABLE ONLY AFTER GUESTS COMPLETE THE PRE-ARRIVAL ONLINE CHECK-IN WHICH INCLUDES A RENTAL AGREEMENT, IDENTIFICATION VERIFICATION, AND SECURITY HOLD (WHICH IS NOT A SECURITY DEPOSIT AND ALLOWABLE ON AIRBNB). GUESTS WHO BOOK AND DO NOT COMPLETE THIS STEP WILL NOT RECEIVE ARRIVAL INSTRUCTIONS OR A REFUND. HAPPY GUEST IS A THIRD-PARTY WEB-BASED PLATFORM THAT IS EASY TO USE AND DOES NOT REQUIRE ANY APPS TO BE DOWNLOADED. IT IS VERY NICE, EASY, AND USER FRIENDLY.

VACATION RENTAL AGREEMENT

BY: Blackbird Hospitality Management Hereinafter called HOST
AND: Signee Hereinafter called GUEST
Witnesses that the HOST rented to the GUEST the premises located at:
[RENTAL ADDRESS]
THE PARTIES HERETO, IN CONSIDERATION OF THESE PRESENTS, AGREE THAT:
1. MAXIMUM OCCUPANCY: GUEST must accurately disclose occupancy including the number of adults, children and animals that will occupy said rented premises in the booking data provided through the online platform. That determines the maximum occupancy at all times and applies to day visitors and children as well. Unless otherwise approved by your HOST, occupancy over the indicated capacity may result in immediate eviction and forfeiture of amounts paid.
2. NO SMOKING or Vaping or illegal drugs of any kind will take place in or on the premises. Violation of this will result in a $500 charge. Vaping or smoking outside with windows and doors closed is accepted. GUEST is liable for the full cost to remove any odor from the home in the case that it exceeds the above charge.
3. NO ANIMALS of any description will be kept in or on premises without prior approval by HOST. * Animal Addendum is required with this contract for approval of pets, emotional support or service animals.
4. DAMAGE POLICY & INSURANCE– Guests must select either a refundable security deposit or a non-refundable damage waiver. The refundable security deposit will be held for 7 days post check-out and will be refunded provided there are no damages. The damage waiver is recommended.
There will be no charges in the case that there is no:
A) damage to property, its contents or furnishings,
B) dirt, trash or other mess requiring excessive cleaning
C) There is no negligent damage due to inclement weather. It is GUEST’S responsibility to secure items on premises in the case of inclement weather or outside conditions such as outdoor umbrellas, or any other item that may blow away or be damaged by high winds, or other inclement weather.
D) any other costs incurred by your Host because of your stay. Any damage to the Vacation Rental or its contents must be reported before check-out.
E) GUEST is not evicted by the owner (or representative of the owner) or the local law enforcement.
F) No linens are lost, stained, or damaged.
G) The unit is left locked and secured when unoccupied.
To ensure that the proper party is held responsible GUEST must inform management within 24 hours of arrival of any pre-existing damage or issues or may be held responsible for any cost involved in repair to be taken from the security deposit.
Damage not covered by, or exceeding the coverage limit of, the accidental rental damage insurance, Security Deposit, or booking platform coverage, is your full responsibility. In the case that an insurance claim must be file with homeowner's insurance, the guest is liable to pay the deductible. You grant your HOST the right to be reimbursed via the booking platform or your credit card for any such damages, including, but not limited to, additional cleaning fees. If the booking platform refuses reimbursement, HOST has the right to pursue reimbursement by reasonable means including small claims court and/or police report. HOST does not make a habit of filing claims or requiring reimbursement for small expenses under $50.
5. CLEANLINESS– You are expected to treat the entire premises with respect, keeping in mind that this is an individual’s home and you are a house guest. Even if a cleaning fee was charged, you are expected to leave the premises in a clean, neat and orderly condition to allow our cleaners to provide a thorough clean in the very short window between guests. Management must be notified within 24 hours of arrival if unhappy with conditions upon arrival.
6. NOISE & QUIET HOURS: Quiet hours are between 10pm and 9am. At all times GUEST must keep noise levels to a minimum as to not disturb the peace and quiet of surrounding neighbors. Noise exceeding local ordinances or causing a neighbor complaint will be grounds for immediate eviction without possibility of a refund.
7. PARKING – Maximum number of cars GUEST’s party may bring is displayed on the listing, as well as allowed parking areas.
8. LOCK OUT – (For keyless entries) This home is on a keyless entry and your code is active for the duration of your booking. (For both keyless and keyed entries) In the case that the GUESTS lock themselves out of the house and a key is provided, if keys are lost or not returned, the charge is [$150]. We recommend that you always use the keyless entry, and if backup access
9. LINENS & SUPPLIES: For details on what is supplied, please refer to the listing at the time of booking. Please do not refer to reviews for this information, as it may not be current or accurate.