Mid-Century Ranch * One-Level Living * Quiet Garden

Krom Ranch is a beautifully restored, single-level retreat in the charming hamlet of Olivebridge—perfectly positioned for an easy Upstate escape. Set in a quiet, friendly neighborhood, the home offers privacy, comfort, and effortless style.

Blending vintage character with modern ease, this updated ranch stays true to its mid-century roots with an open layout, warm natural materials, and a seamless connection to the outdoors. Light fills the home, with garden views from nearly every room.

A large brick gas fireplace anchors the living and dining areas, adding cozy ambiance at the touch of a button. Thoughtful touches—including a record player, arcade game, coffee station, and multiple TVs—make it easy for everyone to relax and unwind. The sunroom offers a flexible space for work, play, or quiet moments with a view.

The home features three serene bedrooms, all overlooking the garden. Both bathrooms are well stocked with toiletries, towels, and hairdryers; the main offers a spacious walk-in shower with dual sinks, while the second sits just off the sunroom with direct backyard access. (Both are shower-only; baby and toddler bath options are provided.)

For dining, you’re a short drive from standout destinations like Inness, as well as the vibrant scenes in Kingston and Woodstock. Or stay in and enjoy the home’s spacious, well-equipped kitchen with coffee bar and casual seating.

Outside, a large deck overlooks a flat, play-friendly garden. With a BBQ, fire pit, lounge seating, and soft lighting, it’s an ideal setting for relaxed evenings under the stars.

As with all Upstate Place homes, Krom Ranch is thoughtfully equipped for families, with essentials like a pack ’n play and highchair—making stays with little ones easy and comfortable.

Perfect for multi-generational families or groups of friends, Krom Ranch is a warm, stylish base for enjoying the best of the Catskills and the Hudson Valley!

FEATURES AND AMENITIES
• Large spacious kitchen
• Dining area with seating for 6
• TV in LR, sunroom and main bedroom
• Fireplace (gas)
• Wi-Fi - very good
• Large sunroom with vintage style arcade game and fun activities

OUTDOOR FEATURES
• Deck with dining seating
• Lawn for play and children
• Firepit and seating
• Barbecue grill (charcoal provided)
• Driveway parking for 4 vehicles

FAMILY FRIENDLY
• Pack n play and bedding
• Highchair
• Childrens plates, bowls, and cups
• Toys and games
• Infant Baby Bath / Toddler Spa Bath

PET FRIENDLY
This home is a proud member of our HosPAWtality Collection - designed so your furry companion enjoys a PUPgraded vacation experience too, with these amenities just for them:
• Dog bed
• Bowls
• Toys
• Shampoo
• Floofie first-aid kit

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 $150
Pantry and wine pre-stocking $65
Guaranteed early check-in 12pm $75 or late check-out 3pm $75, or combined $130

LAYOUT
Two Level Home
Main / ground floor level has the living room, dining area, kitchen, and sunroom, all 3 bedrooms, and 2 bathrooms.
Lower level has the laundry room.

BEDROOMS & BATHROOMS
Main level
• Bedroom 1 - King bed
• Bathroom 1 - Large shower w/ dual sinks
• Bedroom 2 - Queen bed
• Bedroom 3 - Queen bed
• Bathroom 2 - Nr sunroom with shower
• All bathrooms supplied with Public Goods products (shampoo, body wash, cotton balls, q-tips). All WC’s have a bidet attachment. While all the main living areas are on one level, along with the bedrooms, the laundry is in the lower level and it may not be suitable for those who have difficulty with steps / stairs.

LOCATION
Points of Interest
• 5 miles to the Ashokan Reservoir
• 7 miles to Accord Speedway
• 8 miles to Ashokan Covered Bridge
• 16 miles to Phoenicia
• 17 miles to Rail Explorers Catskills
• 17 miles to Woodstock
• 21 miles to Kingston
• 22 miles to Opus 40
• 36 miles to Kaaterskill Falls

SKI ACCESS
• 30 miles to Belleayre Mountain
• 30 miles to Hunter Mountain
• 43 miles to Windham Resort

AIRPORTS
• 40 miles to Stewart International (SWF)
• 81 miles to Albany International (ALB)
• 87 miles to Teterboro (TEB)
• 94 miles to Westchester (HPN)
• 107 miles to Newark Liberty (EWR)
• 118 miles to John F. Kennedy (JFK)

PLEASE NOTE:
RENTAL AGREEMENT:
Our insurance, local permitting, and licensing require all guests to sign a rental lease agreement. This will request your full name, email, and contact phone number and must be completed within 48 hours of booking (or immediately for same-day reservations).

CANCELLATION & TRAVEL INSURANCE:
For added peace of mind, we strongly recommend purchasing travel insurance, either through the OTA at checkout or via a third party. Travel insurance may provide reimbursement for covered events such as illness, delays, work conflicts, or weather-related disruptions. Please confirm coverage details directly with your provider. We are unable to offer cancellations, trip changes, or refunds outside of our stated cancellation policy and will refer guests to their travel insurance if plans change. Our goal is for you to enjoy a smooth, stress-free stay.

UTILITY OUTAGES:
Upstate New York’s weather and tree-lined landscape (with primarily overhead power lines) can occasionally lead to outages. We do not assume responsibility for interruptions to electric, water, or Wi-Fi service and do not issue refunds for outages. Emergency supplies are provided, and this home has a generator. If an outage exceeds 8 hours, we will allow a cancellation without penalty.

WEATHER & WINTER CONDITIONS:
Winter may bring snow, ice, and hazardous driving conditions. AWD or 4WD vehicles are strongly recommended, and tire chains may be advisable during storms. Driveways are typically plowed at 3”+ accumulation, though exact timing cannot be guaranteed due to weather and limited crew accessibility.
Snow shovels and pet-safe salt are provided. This driveway is relatively flat and generally easy to navigate.

TRAVEL INFO:
As we do not provide weather-related refunds, we recommend monitoring conditions through 511NY, New York State’s official real-time system for traffic, road closures, and weather updates via phone, web, or app.

FIRE PIT:
The outdoor fire pit is available spring through fall. In winter, it may be inaccessible due to snow coverage. For safety reasons, fire pits are positioned a distance from the house, and safe winter access cannot be guaranteed.

ANIMALS, PESTS & BUGS:
This is a rural property surrounded by farms, woods, and wildlife. You may see deer, eagles, bears, chipmunks—or hear coyotes and foxes at night. As with any countryside setting, insects and small wildlife (including mice, flies, ants, bees, snakes, and ticks) may be present. Keeping doors closed and food properly stored helps prevent unwanted visitors. Tick repellents (Tick Wise, Repel, or OFF) are provided, and all homes receive routine pest control. However, complete prevention in a natural environment is not possible.

PRIVACY & MAINTENANCE:
Guests have full access to the property except for any locked closets, basements, or garages (if applicable). Seasonal maintenance staff may occasionally access exterior areas for essential services such as lawn care, pool maintenance, pest control, trash collection, or snow plowing. While we aim to schedule these visits between stays, this is not always feasible and they may need to work during your stay. Staff will never enter the home without authorization.

CLEANING GUARANTEE:
Our professional housekeeping team exceeds Airbnb’s cleaning standards, and we stand behind their work. A time-stamped video is recorded after each cleaning. We do not issue refunds for minor concerns reported during a stay; instead, we will gladly send housekeeping within 12 hours of notification to address any issue.

EASY BREEZY CHECK-OUT:
We keep check-out simple and appreciate your help with the following:
• Please take out trash to prevent odors and pests.
• Load and start the dishwasher if used.
• Extinguish all fires and fuels; cover the BBQ once cooled.
• Winter: set heat to 60°F.
• Summer: set AC to 70°F.
• Turn off lights and ensure all windows and doors are closed and locked.
Please respect all house rules listed in the guidebook provided, as well as the privacy of this quiet community.