6300 State Route 28, Phoenicia, NY 12464
6300 State Route 28

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Last listing price: $1,345,000



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 of 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 un-renovated 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 23% cap rate is likely conservative.

9.6 Acres lot

Features & Amenities


  • Flooring Hardwood
  • Fireplace Brick
  • APPLIANCES Dishwasher, Dryer, Microwave, Oven-Built In, Range, Refrigerator, Washer

Area & Lot

  • Status Sold
  • Lot Area9.6 Acres
  • MLS® ID20213311
  • YEAR BUILT1950
  • Architecture StylesCAPE, OTHER
  • School DistrictOneonta


  • Garage Space2
  • water Source0
  • lot featuresWooded
  • HEAT TYPEElectric, Oil
  • sewerSeptic-Ingr
  • SubstructureFrame/Stick


  • Sales Price$990,000
  • Real Estate Tax $3,399
  • Zoning MULTIPLE

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