Unwind at this private 5-acre Catskills retreat—perfect for families, friends, and pets. With 3 bedrooms, a cozy fireplace, movie room, event bar, and a deck overlooking the woods, there's room to relax and reconnect. Enjoy trails, a private creek, stargazing, and lawn games. Just minutes from Hudson, Catskill, and Athens, with access to hikes, skiing, and river towns. A peaceful escape with modern comforts—the ideal mix of nature, fun, and adventure in the Hudson Valley.
IMPORTANT: This listing is for 3 bedrooms, 2.5bath, max 6 guests. The property has other 2 bedrooms and full bath downstairs, off-premises. If you wish to book the entire house, send us an inquiry or find the property in our profile!
Welcome to The Dawn House — your private 3-bedroom, 2.5-bath escape nestled on 5 acres in the heart of the Catskills. Ideal for group getaways, family trips, or a weekend with friends (pets welcome!), this home is designed for comfort, connection, and nature.
Upstairs:
- Cozy living room with fireplace
- TV lounge for movie nights
- Dining table and full kitchen
- Laundry area
- 2 Queen bedrooms
- Primary bedroom with King bed + ensuite with soaking tub
- Full bathroom with tub/shower
- Deck with peaceful forest views
Downstairs:
- Private movie theater with projector + large sectional
- Event room with full bar setup
- 1 Full-over-Full bunk bedroom
- Half bath
- Garage
Outdoors:
- Large grassy yard
- 5 acres of woods to explore
- Private creek
- Stargazing
You're just a short drive from Catskill, Hudson, and Athens. Close to great restaurants, riverfront shops, hiking, skiing, and all the charm of the Hudson Valley.
PETS
We allow up to **3 dogs (50 lb max each)** for **$75 per pet, per stay**.
First Pet fee will be included in your total price when adding pets into your reservation, additional pet fees will be collected after booking and not included in the total price
For larger dogs or more than 3 pets, please **send an inquiry first** for approval.
**No cats or other animals are allowed.**
RENTAL AGREEMENT, DAMAGE WAIVER/HOLD, ID VERIFICATION AND CHECK-IN STEPS
We're so excited for your trip! PLEASE NOTE: Our listing description and house rules mention that you will be required to complete a Guest Rental Agreement, ID verification, and Security Hold (which is not a security deposit) in order to receive Arrival Instructions to the home. Details of the Guest Rental Agreement can be found in the House Rules.
Important: When cancelling your reservation, the credit card processing fees of 3.9% + 30c will not be refunded.
**HOUSE RULES & GUEST RENTAL AGREEMENT**
Hi! We’re your welcoming hosts and can’t wait to host you. We created the following rules and guidelines to ensure a smooth and enjoyable experience for everyone.
IMPORTANT: This listing is for 3 bedrooms, 2.5bath, max 6 guests. The property has other 2 bedrooms and full bath downstairs, off-premises. If you wish to book the entire house, send us an inquiry or find the property in our profile! If more guests or extra rooms/bathroom are used, the rate of the full property will be assed upon check-out.
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**PRE-ARRIVAL CHECK-IN (Happy Guest Platform)**
This property requires completion of a brief pre-arrival check-in through a secure third-party platform called **Happy Guest**. This includes:
- Agreement to the Guest Rental Agreement
- Selection of a damage protection option (waiver or deposit if applicable)
Arrival instructions will only be provided once the pre-arrival check-in is completed. Happy Guest is a simple, web-based platform that requires no app download and takes just a few minutes to complete.
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**1. MAXIMUM OCCUPANCY**
Guest must accurately disclose the number of adults, children, and pets in the booking. This number applies to both overnight and daytime visitors. Unauthorized over-occupancy may result in eviction without refund.
**2. NO SMOKING OR VAPING INDOORS**
A $500 fee applies for indoor smoking or vaping. Outdoor smoking is permitted only with windows and doors closed. Guest is liable for odor or residue removal costs.
**3. PET POLICY**
Pets must be pre-approved and disclosed in advance. An Animal Addendum is required for all pets, emotional support animals, and service animals. Unauthorized animals may result in eviction and fees.
**4. DAMAGE POLICY**
Guests must choose between a refundable deposit or a non-refundable damage waiver. Guests are responsible for any unreported or excessive damage, missing items, or extra cleaning.
**5. CLEANLINESS**
Guests are expected to maintain the home in a respectful condition and report any cleanliness issues within 24 hours of arrival.
**6. NOISE & QUIET HOURS**
Quiet hours are from 10 PM to 9 AM. Excessive noise or neighbor complaints may lead to eviction.
**7. PARKING**
Parking instructions and capacity are listed in the property description. Unauthorized parking or exceeding the limit may result in fines or towing.
**8. LOCK OUTS / KEYS**
Keyless codes are active during your stay. Lost keys or lockouts may incur up to a $150 fee.
**9. LINENS & SUPPLIES**
Please refer to the listing for what is provided. Only flush septic-safe toilet paper. Plumbing damage due to misuse will be charged to the guest.
**10. ISSUES OR COMPLAINTS**
All issues must be reported immediately and within 24 hours of arrival. Guests must allow the host an opportunity to resolve any problems before requesting outside intervention or refunds.
**11. REHOUSING & REFUNDS**
No refunds or reimbursement will be offered if a guest chooses to vacate the property early or declines offered solutions.
**12. CANCELLATION POLICY**
Our cancellation policy applies regardless of reason. Guests are strongly encouraged to purchase travel insurance.
**13. SUBLETTING / THIRD PARTIES**
No subletting or third-party bookings allowed without prior written approval.
**14. CAMERAS & TECH**
There are no indoor cameras. Outdoor cameras, smart locks, and safety devices may be present and must not be tampered with.
**15. SECURITY**
Guests must secure the home when not present. Entry codes must not be shared with individuals outside the booking party.
**16. ENTRY DURING STAY**
Host or agent may access the property with proper notice. Light cleaning may be scheduled for extended stays.
**17. INTERNET USE**
Illegal or abusive internet use is prohibited. Guest assumes all responsibility for online activity and must secure their own devices.
**18. FALSIFIED RESERVATIONS**
Providing false information (age, party size, purpose of stay) will result in eviction and loss of payment.
**19. EXCEPTIONS IN WRITING ONLY**
Any exceptions must be pre-approved in writing by the host.
**20. WEATHER / FORCE MAJEURE**
Extreme weather or acts of God do not warrant refunds. If travel is affected, contact your insurance provider.
**21. TEMPORARY LODGING ONLY**
This agreement does not create a permanent residency. It is a temporary rental only.
**22. EVENTS POLICY**
No parties, gatherings, or events without written host approval. Unauthorized events may incur up to $1,500 in fines.
**23. SIGHT UNSEEN**
By booking, you acknowledge viewing the listing and understand variations in guest experience may occur.
**24. PAYMENT PLATFORM USE**
All funds are processed through the booking platform unless otherwise agreed.
**25. HOUSE RULES AGREEMENT**
Guest agrees to all instructions and house rules provided before or during their stay.
**26. COMMERCIAL USE / FILMING**
No commercial photography or events are allowed without written consent.
**27. PROHIBITED ITEMS**
No fireworks, confetti, glitter, or piñatas allowed. No tape or adhesives on walls.
**28. CHILD SAFETY**
Guests are responsible for child safety. The home is not childproofed.
**29. MINIMUM AGE**
Primary guest must be at least 18 years old and present for the duration of the stay.
**30. INDEMNITY CLAUSE**
Guest agrees to hold the Host harmless for any injury, illness, theft, or loss sustained during the stay.
**31. USE OF POOL, HOT TUB, WATERCRAFT, AND RECREATIONAL AMENITIES & LIABILITY WAIVER**
Guest acknowledges that the property may offer amenities such as pools, hot tubs, kayaks, paddleboards, pedal boats, bicycles, hammocks, fire pits, lake access, and play structures. Use of these amenities is at the guest’s own risk.
- No lifeguard is on duty.
- Children must be supervised.
- Life jackets are required for watercraft.
- No glass, food, or soaps near water amenities.
- Hot tub/pool use is prohibited within 1 hour of chemical treatment.
- Guest is liable for all damage or misuse.
- Guest releases and indemnifies the host from all claims, including injury, illness, or death.
- Amenities may be removed or closed without notice due to weather or maintenance. No refunds will be given for amenity unavailability.
- Guest is responsible for any lost, damaged, or stolen equipment, including GPS-tracked amenities.
- Guest agrees to pay for all medical care or emergency services required during their stay.
- Guest indemnifies Host from third-party claims resulting from injury, damage, or misuse of amenities.
- This waiver supersedes any prior understanding and applies regardless of negligence by the Host or their agents.
By completing the pre-arrival check-in, the Guest agrees to all terms of this agreement and the use of the property as described.
