Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly | House in Catskill

★ Recognized as one of our best. This home was a finalist in the 2025 AvantStay Awards, our annual celebration of top-tier stays.
Experience the magic of Game Farm Villa, a sprawling 12000 sq ft estate designed for the family-friendly trip of your dreams. This magnificent retreat boasts 10 bedrooms and 8 full bathrooms, accommodating 28 guests for the ultimate group getaway.
Nestled on 10 acres in the picturesque Catskill Mountains, Game Farm Villa's lush landscape is complete with serene waterfalls, open fields, and a private pond. The backyard is a haven of fun and relaxation, featuring a sparkling pool for sun-soaked afternoons, a hot tub for a soothing soak, and a fire pit where stories and s'mores await under the starlit sky. The private pond on the property invites activities for everyone to enjoy. Go for a stroll across the bridge and immerse yourself in the serene surroundings, or hop in the pedalboat for an aquatic adventure.
Inside, the estate is a playground for all ages. Kids will be thrilled by the expansive recreation room, equipped with turf, two bounce houses, and ample space for games like corn hole. The game room boasts a pool table and arcade games, ensuring endless entertainment for everyone. For the adults, the cozy den offers a touch of sophistication with a fireplace, a poker table, and a bar, perfect for evenings of relaxation and camaraderie. The spa area, complete with a sauna and dedicated steam room, provides a sanctuary for unwinding and rejuvenating after a day of adventures.
A variety of living areas, including a formal living room, family room, and sunroom, set the scene for quality time and togetherness. Cooking and dining are a delight at Game Farm Villa, with a fully equipped kitchen ready for your culinary creations and multiple dining areas for large crews. Whether you're preparing a home-cooked feast or indulging in a private chef experience arranged by AvantStay Concierge, every meal is a memorable event.
The bedrooms are designed with comfort and convenience in mind. Eight bedrooms each offer a king bed, while two additional bedrooms feature a total of six twin bunk beds, perfect for little ones. Eight full bathrooms ensure plenty of space and privacy.
Game Farm Villa isn't just a home; it's an unforgettable experience for guests of all ages. Escape to Game Farm Villa for your next family getaway, where every moment creates lasting memories.
AvantStay provides an upscale experience with services that elevate your stay and save time so you can enjoy every moment. Guests have access to a 24/7 support team and a tech-enabled concierge to book services, such as fridge stocking, mid-stay cleanings, and private chefs. For anything you need (or never knew you needed), we’re at your service!
Comprised of quaint towns, each with their own charming main street, upstate New York’s Hudson Valley is famed for its natural beauty and seasonal produce. After all, it was here that inspired an entire artistic movement of Romantic painters who captured the area’s rolling hills, colorful foliage, and pastoral setting. View the landscapes in person by hiking the Catskill Mountains. Then, visit local farms where there’s a lot to pick: apples in the fall, strawberries in the summer, and vegetables in between.
Local Attractions: Catskill Mountain House Site, North Point hiking trail, Newman’s Ledge hiking trail, Hudson-Athens Lighthouse, Kaaterskill Falls, Olana State Historic Site, Greene County Historical Society, Catskill Animal Sanctuary, Bailiwick Animal Park and Riding Stables, Hudson Brewing Company, Dutchman's Landing Park
Home Truths:
- This home allows up to 8 pets for a fee; undisclosed pets brought without AvantStay’s approval may result in a $500 fine per pet.
- Please note: The pool heat is not currently working. We are in the process of fixing it but do not have a timeline at this moment.
- This home does not offer pool heat.
Parking Details:
- There is parking space available for up to 20 cars in the driveway.
This home comes with a pack n' play travel crib and a high chair available.
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The room configuration is as follows:
Bedroom 1 / King w/ Ensuite Bathroom
Bedroom 2 / King w/ Ensuite Bathroom
Bedroom 3 / King
Bedroom 4 / King w/ Ensuite Bathroom
Bedroom 5 / King w/ Ensuite Bathroom
Bedroom 6 / King
Bedroom 7 / King
Bedroom 8 / King
Bedroom 9 / 3 twin bunk beds
Bedroom 10 / 3 twin bunk beds
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Accidental Damage Protection: A non-refundable accidental damage protection plan has been included in the price of your reservation. Under this plan, you will not be held responsible to pay for accidental damage or loss to the rental property resulting from you or others in your party up to $2000. This plan does not cover intentional acts of a guest, gross negligence, or willful and wanton conduct, and/or damages caused by pets. This plan is not available for reservations 28 days or longer or reservations that require a security deposit.
This is a smoke-free property. Violation of the no-smoking policy will result in forfeiture of the security deposit, a $300 smoking fee, and liability for any fire or property damage costs.
As part of our commitment to being good neighbors, occupancy limits and quiet hours (9pm-8am) are strictly enforced. No speakers or sound systems will be provided for use in our properties. Violation of any noise ordinances will be subject to fines that can reach up to $10,000 per violation.
Events or parties are not allowed without prior written approval and an additional fee. Any unauthorized parties or events will be shut down and a fine will be assessed. Please inquire for more information about our event policies and fees.
There is nothing more important to us at AvantStay than the health, safety, and experience of our guests & staff. We've enhanced our cleaning and sanitation protocols and are taking extra care to disinfect all surfaces between reservations with hospital-grade disinfecting solutions.
As a reminder, we do work with 3rd party vendors to maintain the property, and although we adhere to the strictest CDC guidelines and advise all contractors to wear PPE equipment, we can not always enforce. We strongly advise guests to please deny access if any vendors fail to meet and adhere to these standards.
IDs will be requested for verification after booking. All bookings over 30 days require a security deposit.
We report and prosecute all Credit Card Fraud.

Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly is located in Palenville. Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly provides accommodation, featuring Child Friendly, Internet, Kitchen, among other amenities. This House features Child Friendly, Internet, Kitchen, to make your stay a comfortable one.

Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly has 10 Bedrooms , 8 Bathrooms, and max occupancy of 28 people. The minimum rental for this property is 1 nights, but this can change depending on the season you plan on staying. Previous guests have rated it 2, and VRBO labeled it a top-rated House because of the excellent services rendered by the owner or manager of this House, and has consistently provided great experiences for their guests. Most families or guests that use it recommend it to their friends and some of them are repeat guests. House has a friendly neighborhood, and the Palenville has interesting places to visit. If you want to learn more about the House in Palenville, such as places to visit and things to do nearby, you can check below to learn more.