22 Mount Vernon Road

Welcome to your private Catskills compound: 137 acres of wooded wilderness, spring-fed pond, and turnkey infrastructure just 90 minutes from NYC. Tucked away behind a gated entrance, this modern rustic lodge was custom-built in 2022 and designed to deliver serenity, seclusion, and scalable potential. The main residence offers 1,886 sq ft of open-concept living with vaulted ceilings, exposed beams, a wood-burning fireplace, and a large wrap-around deck overlooking a private pond. The elevated mezzanine and spiral staircase add architectural charm, while smart systems; 16 outdoor cameras, 24 speakers, and full WiFi coverage ensure modern comfort and control. A separate 504 sq ft guest cabin/recreation space sleeps and entertains additional guests, and the oversized 20x40 "drive through" garage comes equipped with ATVs, tools, and workshop space. The entire estate is sold fully furnished and move-in ready. But what truly sets this property apart is its zoning flexibility and future potential. The 6+ acre parcel with the main home is zoned to allow commercial use (ideal for a lodge, retreat house, or boutique venue) with only a special use permit. The remaining 120+ acres are zoned Mountain Greenbelt permitting vacation campgrounds or glamping development with subdivision possible. Bordering Sullivan County-owned D&H Canal heritage land, this estate offers extended recreational access for hiking, biking, and exploration. Whether you’re seeking a private family escape, a high-yield commercial enterprise, or the foundation for a next-generation retreat business this property offers more than land. It offers legacy.