13 MacDaniel Rd Bearsville, NY 12409

LOVINGLY RESTORED 1893 VICTORIAN FARMHOUSE WITH MODERN 2011 ADDITION IN PRIME WOODSTOCK LOCATION. Cozy and delightful home with something for everyone: a standout 18x36 heated inground pool, dramatic cliffside setting with creek frontage, acres of woodlands with trails, even a seasonal mountain view. From entry foyer, walk into spacious downstairs living area with 9-foot ceilings and woodstove. A modern addition with seamed metal roof and skylights provides a huge 17x35 sun-filled cook's kitchen/dining/family room with vaulted ceilings, woodstove and radiant heat beneath reclaimed 100-year-old barnwood floors, leading to outdoor patio and pool gazebo. Sizable pantry area is adjacent to kitchen with half bath, chalkboard wall and large laundry/utility room down the hall. Upstairs are two full baths and four bedrooms. Pocket doors and wood floors throughout, rooms are open and bright. While Woodstock Village is just 7 minutes away for all it has to offer, this property is its own destination for relaxing and entertaining, for gathering with family and friends. Sit at the kitchen island, dining table or curl up on an easy chair near either woodstove and read a book. In summer, open the back doors and host a barbecue out on the covered patio, roast marshmallows at the fire pit, swim laps in the pool, wander down to the Sawkill, or take a stroll in the wooded wonderlands with swing. In season, pick grapes straight from the vine off the patio, enjoy an apple from the poolside tree. Take in creek views by day and sounds of rushing waters by night when windows are open. House has fresh sparkle and shine given $25,000 in improvements just completed, including new replacement windows in original farmhouse and exterior painting. UV light system installed for reliable water quality. Nest thermostat controls heat remotely. Retaining wall behind house was constructed in 2010, carefully designed for effective drainage diversion. Forced air ductwork facilitates addition of central air. Area downstairs offers potential for additional bedroom with full bath. This property comprises two lots: 1.75 acres with house and pool on SBL#15.4-3-26 and two wooded acres with creek frontage beyond the pool on SBL#15.4-3-2.200. Subject to Town and Board of Health approvals, explore options for adding a guest house, art studio or outbuildings. In recent years, as a successful AirBnB destination, this property has generated up to $700/night in high season and, over past six years, averaged $69,000 annually in short-term rental revenues. FEMA maps show portion of property in AE flood zone along creek frontage. House is at very high elevation relative to creek, so mortgage providers may not require flood insurance, to be determined by buyers. Current mortgage provider Ulster Savings Bank has never required flood insurance.