6300 State Route 28

Phoenicia, NY 12464

9 Bedrooms   •   6 Bathrooms

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6300 State Route 28
Phoenicia, NY

Property Information



PRICE IMPROVEMENT! Reduced to $1,345,000!

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Unique opportunity to own Norsdale in Phoenicia – a completely renovated, totally turnkey, colorful Catskills property offering two buildings, 9.6 acres, plenty of color, lots to explore, and so much more! The owners’ creative and design backgrounds are absolutely evident in every joyful and considered detail.

The Main House is an exploration in pattern and texture. Boasting an artful, eclectic design and offering a full kitchen, dining room, living room with original wood burning fireplace, bar area, 5 bedrooms, 2 full baths, and a basement game room. The bedrooms are all located on the second floor and each offers a unique design, color, and configuration. The common spaces on the main level of the house were designed to provide some open concept space while also staying true to the history of the home with a more private TV room and bar/study. 

The CMYK guest suites offer 4 individual rooms, each designed head to toe in the colors used in color printing: Cyan (Blue), Magenta, Yellow, or Key (Black). Besides offering an incredibly unique experience, each room also includes an en-suite bath, skylight, sitting area, TV, and king bed. In addition, the main house has a 2-car detached garage and the property offers separate driveways to each building with parking.

Outside, the back deck of the main house serves as the perfect space for outdoor meals, grilling, and soaking in the hot tub. The 9.6 acres also offer a fire pit, lawn games, plenty of space for a pool, and an additional unrenovated cabin that, with a little imagination, could be a pretty amazing space as an additional rental unit or a caretaker’s cabin. Norsdale is also packed with little luxuries such as Brooklinen linens, Nespresso machines, and carefully curated amenities, which the owners will be happy to share. 

Fully renovated in 2020, there is nothing left for a new owner to do and taking over the operation of this Catskills gem could not be easier due to its automated booking system and keyless entry. 

The sale also comes with Norsdale’s brand and digital assets such as equally colorful and well-designed website, Instagram account, and booking site, PLUS all of the indoor and outdoor furnishings, art, bedding, kitchen supplies, hot tub, etc, and all future confirmed bookings!

The current owners have thought of every detail to make the transition as seamless as possible, meaning the new operator can start generating income immediately. And being close to so many popular destinations and attractions within the Catskills and Hudson Valley means that the projected 20% cap rate is likely conservative. 

Listed by Danny Romero and Chelsea McGowan, Real Estate Agents, The Upstate Real Estate Team of Keller Williams Realty Hudson Valley North. 

Note: Buyer to confirm all pertinent information including square footage, property taxes, short term rental restrictions, etc. Norsdale currently operates as a short term rental property on Airbnb. Any new owner looking to operate as an inn or motel would be required to apply for a special use permit.



Year Built

Living Space
2,816 sq ft

Lot Size
9.60 acres

Cape Cod

Property Tax

Included Amenities

Turn Key
Completely Renovated
Wood Burning Firepplace
Bar/Study Area
Game Room
Guest Suites
Two Car Garage
Fire Pit
Space for Pool
Fully Funished
Automated Booking System
Keyless Entry
Artistic & Eclectic Design


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The Upstate Real Estate Team Listing Assistant
Listing Agent   •   The Upstate Real Estate Team of Keller Williams Realty Hudson Valley North

The Upstate Real Estate Team Listing Assistant

  Cell: (845) 262-6110

Contact us at listings@upstate-realestate.com or 845-262-6110 for any initial questions or to schedule a showing!

Interested in selling your home? We'd love to hear more! Fill out our seller form to get a home valuation. 

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