159-165 Rd UPPR BOICEVILLE, Boiceville, NY 12412

This is a RARE Catskill find -- an old style home with vaulted ceilings and grand stone work throughout, with a guest house/art studio/rental on a quiet country road. This checks off all the boxes. Recently completely restored to it's original glory. Come if you cherish authentic details circa 1920: beamed ceilings, two massive stone fireplaces, multi-paned windows, stone patios, hand forged hinges, and superlative architecture. The main house has 2-3 bedrooms and a den with several other unique spaces. Almost everything is restored: new baths, new kitchen and appliances, new electric, new insulation, new septic, new heating system, roofs, repointed chimney, walls, kitchen, and some windows and doors. (See assoc. docs for full list.) The Kitchen is truly a GREAT room with an adorable breakfast nook, granite counters, vaulted ceilings, stainless appliances, and a set of clear story windows above a lovely lounging area. Have a party and know that when "everyone ends up in the kitchen" it will be delightful! There's a laundry area and large pantry closet too...so there's room for gourmet cooking and gourmet living. A circular, open flow is truly a unique find in an older home. Walk into a living room that is anchored by a newly restored massive stone fireplace with wood floors and a unique windowed nook. French doors lead to another side room that is currently used as an office or it could be additional guest room. Yes, there's a bedroom and a bathroom on the first floor...another rare find in a house of this period. The downstairs bedroom and den both highlight prominent stonework and large windows. There's a door out of the den, the kitchen, the living room, creating a home that's married to the outside -- making entertaining and quiet contemplative enjoyment of nature a trademark of this property. The dining room is a connecting point and roots the house in old world charm with vaulted ceilings and criss-cross beams that support imaginative thinking and a calm countenance. Upstairs is a spectacular Master Bedroom suite. A brand new bath with glass enclosed shower, a walk-in closet, a bed under a line of old-world windows that faces a spectacular stone fireplace. Set up away from the rest of the house but integrated to the property by double french doors and a Juliet balcony. This Master suite is sublime! The stonework in the yard and sloping acreage (2.2 acres) continues to remind you that you are in the Catskills. Feel free to garden or play. At the corner of the lot is a newly renovated guest house -- upstairs is a 1 bedroom apartment with sky lights (currently rented $750 plus utilities), a kitchen, bath, and large vaulted Living Room that also has a fireplace. Downstairs has lots of potential. It is currently used by the tenant for storage and as a workshop. It could be your art studio, a shop, a garage, or whatever you dare dream. You can keep the tenant which supports over $150K of mortgage or have it delivered empty. All this is minutes to Woodstock, Phoenicia, skiing, hiking and everything the Woodstock area has to offer. A 2 hour trip from NYC, retreat to a quiet country property. Or, enjoy the Festival of the Voice, the Ashokan Field Campus, the many artist tours and galleries, chef-owned restaurants, antiquing, and a marvelous and creative full-time community. This property is a pleasure to experience!