397 Main St Franklin, NY 13775

Franklin NY Greek Revival Beauty with Move-In Ready Charm & Room to Grow
Welcome to 397 Main Street, a stately Greek Revival built in 1850 and located in the heart of Franklin, NY. This home blends historic character with modern upgrades and offers a unique opportunity to move right in — with the potential to add value as you go.
With nearly 2,500 square feet, this home invites creative vision. The layout works beautifully as a single-family residence or could be reimagined as a duplex or live/work setup. The front portion of the home is fully renovated and move-in ready, featuring original wide plank hardwood floors, gorgeous period details, five finished bedrooms, and three updated bathrooms.
The main level of the home flows effortlessly. You can enter the space from a covered porch on main street with beautiful scroll work carved into the wood. The large, covered porch facing main street has an entrance to the primary living room and an entrance into a mudroom, adjacent to the spacious kitchen. The kitchen gets great light with windows on three sides and has ample room for a cozy breakfast nook or a formal dining table. A powder room with room to expand into a full bathroom, which would make 3 full baths, or a large powder room with a laundry is off the kitchen.
A formal dining room with a historic mantel comes next. The wide plank hardwood floors are stunning. Light pours into this room from the living room which also has access to the covered porch. The house can feel open to the outside or quite cozy when the doors are shut, and curtains drawn.
A regal staircase leads up to the upper level with 5 bedrooms and two full baths. The primary is light filled with room for a comfortable chair, and the ensuite has a deep soaking tub. A cute smaller bedroom, and a large bedroom face main street. You can catch a glimpse of the mountains in the distance, and there is plenty of room for activities, bunk beds- let you imagination run wild. There is another full bathroom on this floor, and two more bedrooms with deep closets, and a shadier feel from the mature trees outside.
But wait.
There is more. The rear section of the house offers a blank canvas for those looking to expand the living space, create an income-producing rental unit, or carve out a studio or workspace. It's a space full of possibility — whether you're investing, nesting, or both. The heavy lifts have been completed across most of the home, including modernizing the foundation, electric, plumbing, roofing, windows and blown in insulation-allow you to enjoy the home from day one.
Outside, a striking red barn offers even more potential — think studio, guest house, small business, or additional income stream. The home was recently appraised at 337K leaving the lucky new owner, equity to sculpt the home to their liking.
Situated on 0.30 acres in the village center, the Franklin Stage Company, local shops, parks, town pool, edible walking trails and all that this revitalized and creative community has to offer is close by.
This is a rare chance to own a Historic home with soul and room to grow, in a town that's redefining Catskills small-town living.
Minutes to Oneonta, Cooperstown All Star Village, 1 hr 15 minutes to ski resorts and 3 hrs 15 mins to NYC. This unique property is being sold, as-is.