16 ppl 2 hot tubs, game room, fire pit

Listing description
The ultimate large-group retreat just 5–10 min from hiking, skiing, and a mile from Gregg Lake Beach. Relax in 2 private year-round hot tubs, gather around the fire pit, grill on 2 BBQs, or unwind in hammocks. Enjoy gym equipment and endless fun with Xbox, life-size Jenga, Yahtzee, darts, corn hole, ping pong, and mini pool tables. Sleep soundly on luxury KING Purple mattresses with individual climate control. With 2 kitchens, 2 living rooms, 4 TVs, high-speed WiFi—all on 2 private acres.

Your property
We prioritize cleanliness, comfort, and convenience. All beds and pillows are covered with waterproof protectors for guest safety, and all linens and towels are washed in hot water using free & clear detergent ideal for sensitive skin. High-touch surfaces are thoroughly disinfected between each stay.

Our kitchens are fully stocked and guest-ready, featuring:
• Complimentary coffee pods, extra toilet paper, paper towels, and laundry supplies
• Seasonings, cooking oil, high-speed blender, air fryer, rice cooker, toaster, juicer, kettle
• Premium cookware, kitchen knives, ice maker, wine/can openers, and an 8-person dining set

The home includes 4 king beds, comfortably sleeping 8, but can accommodate up to 16 with:
• 4 sleeper couches, 2 queen air mattresses, 2 twin futons
• Extra blankets, pillows, and 2 Pack ’n Plays (cribs) included

An indoor wood-burning fireplace serves as a decorative emergency backup.
For year-round comfort, the home is equipped with 7 mini split units, radiant bathroom heat, and space heaters as needed.

Outside, enjoy:
• Two granite hot tubs with LED lighting and powerful jets — one privately located in the barn game room, the other on the patio overlooking our 2-acre property
• Game rooms with: cornhole, giant Jenga, Yahtzee, Connect Four, darts, ping pong, mini pool table, and board games
• Fire pit, outdoor seating, hammocks, and two electric grills for relaxing nights under the stars

Guest access
Guests have full private access to the entire 2-acre property, including over 3,000 square feet of fully renovated living space in this classic New England-style home. Enjoy exclusive use of:
• An attached barn game room with private hot tub
• A second enclosed porch game room with an additional hot tub
• A spacious backyard featuring a fire pit, two electric grills, a second hot tub and outdoor seating

Your stay includes the entire home and all amenities — no shared spaces, just complete comfort and privacy.
This home is also available for rent to be just the upstairs or downstairs if you have a smaller group and would just like to book one floor there are completely separate entrances and the individual units are listed on my profile for any questions please send an inquiry

Interaction with guests
We’re committed to providing responsive, reliable support throughout your stay.

I’m available 24/7 for emergencies and for late-night check-in assistance if needed.
For general inquiries or requests, messaging hours are 10:00 AM to 1 AM with an average response time of 5 minutes or less. For extended early morning hours our local cleaner is also available

Early Check-In / Late Check-Out
We’re happy to offer early check-in or late check-out when available, as long as it’s requested and confirmed in advance.

Half-Day Stays
If the calendar allows, we offer discounted half-day extensions. Just send an inquiry and we’ll do our best to accommodate.

Locked Out or Need Help?
No worries — we’ve got you covered.
• A backup key is secured in an emergency lockbox on-site.
• Our trusted housekeeper lives just down the street and is available to assist if needed.
• We also have a local contractor on call for any urgent repairs.

Other details to note
Welcome Book & Guidebook
Please take a moment to review the in-home welcome book and our online guidebook, which includes local recommendations for restaurants, attractions, and activities. We frequently update both the guide and listing photos to reflect ongoing improvements to the property for an enhanced guest experience.

Long-Term Stays (28+ Days)
If you're booking for 28 days or longer, please send us an inquiry first. We’ll assist with any required documentation to ensure compliance with local laws for long-term rentals.

Glass-Free Policy for Safety
To help keep all guests — especially those with children — safe, we do not use glass decorations or dishware on the property. If you choose to bring your own glass items, please do not bring them into the hot tub under any circumstances. Thank you for your understanding!

Firewood Policy
Guests are kindly asked to bring their own firewood. While we previously provided it, excessive and repeated requests led us to revise this policy. We appreciate your understanding.

Booking Age Policy
We do not have a 21+ age restriction. As long as the reservation is made by someone 18 or older, you’re all set to book.

During Winter: We provide driveway snow plowing and clear walkways at the start of the reservation, in line with the winter safety guidelines.
Please note:
• Guests are responsible for clearing snow from their own vehicles (as is standard at most properties)
• We recommend bringing a snow shovel, especially during heavy snow periods, though one is usually available on-site
• The home has electric heating and a 40-gallon hot water heater for each unit — please allow time for hot water to replenish if several long showers are taken back-to-back in very cold weather. This has rarely been an issue, but we want you to be fully informed with regards to the fact that extreme winter tempatures do extend time to heat up the property in general.

House rules
Mail & Deliveries
This is a short-term rental only. No mail or packages should be delivered to the property.

Check-In & Check-Out
Early check-in or late check-out may be available with prior approval.

Unauthorized late check-outs will incur a $50 fee for every 15 minutes past the scheduled time. After 2 hours, a full-day rate will be charged to allow for proper cleaning and turnover.

No Pets Allowed
No pets of any kind are allowed. Due to a severe allergy, this is strictly enforced.

If a pet is seen or suspected, a $500 deep cleaning fee will be charged and guests may be asked to vacate the property immediately.

No Smoking
Smoking is not permitted indoors. Violations will result in a $500 fee for odor removal and deep cleaning.

Hot Tub Use
Use of the hot tub is at guests' own risk.

Damage or misuse requiring draining, repair, or deep cleaning will result in a $500 fee.

No Parties
Parties are not permitted under any circumstances, in line with the no-party policy.

Signs of a party (decorations, excessive alcohol, confetti, noise complaints, etc.) may result in a $300 fee and immediate removal.

Cleaning Expectations
Please wash any used dishes and clean the grill after use.

A $50 fee will apply if left uncleaned.

Water Conservation Notice – Well Water System
This home uses well water, which comes from a limited underground source—not a city supply. Because of this, water use needs to be thoughtful to avoid running low or losing water pressure.

To help conserve water, please:
• Keep showers brief
• Avoid back-to-back showers
• Only do essential laundry
• Don’t leave faucets running unnecessarily

Excessive water use can temporarily drain the well or cause low water pressure. In severe cases, the well may require a water truck delivery, which costs a minimum of $650, and there’s also a risk of damaging the well pump motor.

Please do not move furniture around the property it scratches the floor and can damage the furniture as well. There’s a $25 fee per item moved.

General Agreement
By booking, guests agree to follow all house rules and understand that violations may result in fines and/or removal from the property without refund.

This reservation may not be sublet or transferred to another party.