Empire State Bed and Breakfast Association, New York Lodging and Accommodations.

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ESBBA members occasionally find a need to sell an Inn. As a service to these members, we present the following list of member Inns for Sale. If you are a prospective buyer, we ask that you contact the Inn directly. The information listed in the Directory page is extracted here for the prospective buyer's convenience:

For Sale By Owner - Bed & Breakfast in Scottsville, NY (Rochester)
4 Guest Rooms - 2600 sq ft
Lot size: 0.86 acres
Asking Price: $325,000

Contact:
Carl Schoenthal
42 Rochester Street
Scottsville, NY 14546
Phone: (585) 889-9730
email: carl@beautifulvalley.net

1847 homestead built by local merchants & carriage maker; remained in the same family for almost 100 years. The home has been operated as a B&B for 4 years with increasing revenues each year.

Great visibility – located on Main Street in a suburban Village 10-mins to City of Rochester
Great access – located close to I-90 / I-390 interchange; 15-mins to Airport
Great B&B market – close to UR, RIT and other private colleges; within 1-hr drive to major destinations – Niagara Falls, Darien Lake, Genesee Country Village, Letchworth Park, Lake Ontario, Finger Lakes
Great community – Scottsville has a supportive business culture, including a Main St support group, great school system and affluent culture; rich in historic homes
Great amenities - walking distance to café, library, pizza shop, parks, regional trail system, creek

Operational Considerations:
3 fully furnished bedroom suites with private baths
Alpenrose Suite – second floor bedroom furnished with queen bed, large closets & double sinks; steam shower
Rupert Suite – second floor bedroom furnished with queen bed, shower & whirlpool tub
Indian Allen Suite – first floor bedroom furnished with queen bed, shower
1 fully furnished double bunk bed room; includes closets and excellent IKEA mattresses
Separate lockable owner’s quarters, including living area with fireplace and kitchen bar area for convenient meals
Dining room with serving buffet, parlor, powder room, entry & hobby room available for guest and owner’s use
Energy-saving front loading Miele laundry available for guest use
Premium Miele kitchen appliances (double oven, cooktop, dishwasher (quiet), and rangehood)
New cherry cabinetry / counters - 2010
Paved driveway with parking for (7) cars, off-street and street parking available
Lighted sign, landscaped mulch beds & flowering ornamental trees
Carriage barn with full electric, lighting and attic storage
500’ deep lot with lawn, garden, trellis and access to mill race; lot backs up to the Village Park

Mechanicals:
Original metal shingled roof (no leaks), recoated 2009
New Gas forced air furnace – 2010
New Rinnai tankless hot water heater - 2009
Central air
Public water, sewer
Network data/telephone connections to each room (wi-fi also available)
Cable connections to each room
Photos & further information available at www.beautifulvalley.net or email carl@beautifulvalley.net

Built in 1984 by owner, this log Home B&B sits on a wooded lot located in a quiet rural area just outside the small college town of Alfred, NY, and only 3 minutes from the campuses of Alfred State College and Alfred University. The house is approximately 4000 sq. ft. (including garage on ground level) with four upscale, superbly decorated guest bedrooms with private baths. Computerized phone system with phones and voice mail system in all guest rooms. Wired/wireless Internet access in all guest rooms (currently supplied by Time Warner cable). Remote-controlled, very quiet A/C (powered by outdoor compressor units) in all bedrooms. Guest sitting room on lower level with hide-a-bed sofa, bookcases, woodstove replica (electric), fountain, microwave and guest frig. Baseboard hot water heat supplied by natural gas-fired boiler. Phase III large capacity, indirect-fired hot water tank supplies a flow of constant hot water to all five baths and kitchen. Deep well, water softener, and septic system with sand filter.

Owners’ quarters include a bedroom with vaulted ceiling and skylights, loft area (currently used for an office and craft area), attic area (storage), private bath with whirlpool tub and double sink vanity. Kitchen, living room, and dining room are defined by a huge fieldstone two-sided wood-burning fireplace open to both the living and dining rooms. Additional loft above living room (currently used as office space). Vinyl deck just outside the dining room offers an outdoor dining area for breakfast during warm weather months. Deck area is very private and surrounded by lush trees and foliage. Glass top table for 8, plus chairs and umbrella included. Professional golf practice green on front of property. New carved sign – one year old.

House includes appliances – gas cook top, side by side frig with icemaker, electric convection oven, dishwasher, microwave, professional Bunn coffeemaker, and GE Profile washer and dryer (located in hall laundry closet on main level), Property includes house lot (about 2 acres) plus app. 30 acres of wooded hillside with future lumbering possibilities. Shop building 28 X 40 with electric and gas heat, currently used as garage for truck and for storage of construction tools (could be used as a wood shop or for other business purposes). Wide gravel driveway with off- street parking for at least 10 vehicles. Included are furnishings in all guest rooms and guest sitting room, several sets of dishes, tablecloths, placemats, napkins, a set of flatware, sheets, towels, room supplies currently in stock. Additional furnishings available for purchase. Professionally designed web page included. Advertising brochure. Successfully operated as a B&B for six years with many return guests and advance reservations on the books. Owners planning to retire and downsize. $389,000

Located near several golf courses, antique shops, cross-country ski trails, state forest land, local museums, area yearly fishing derby and hot air balloon rallies, organic dairy farm tours, alpaca farm tours, riding stable; about 1 hour from Corning Glass Museum and the Finger Lakes with their wineries and water sport activities.

Contact: Alan & Judy Burdick
www.countrycabinmanor.com
jaburdalburd@juno.com
607-587-8504

"Rushford Lake View Contemporary"

"Country Road brings me home" will be the tune you hum when you make this contemporary lake side dwelling your home. Magnificent, panoramic vista view of Rushford Lake. Fantastic, pristine condition can be a great family home, year around cottage or sweet little bed and breakfast to supplement your income. Built in 1969 with bold additions, vinyl sided, great roof, over 2000 square feet of decking for lake viewing and sunset gazing. So many details to report: Stamped concrete walk and concrete driveway add to the charm and neat exterior of this 'English' cottage style home. A detached greenhouse with watering system and vent will render any gardener speechless with excitement! A morning deck to the East side of the house is cozy on breezy days. The main hallway boasts a welcome as you enter. A guest refreshment center stocked with soft drinks and snacks awaits you. The parquet floor of the large common room shines. A television and wood burning fireplace and comfy leather furniture say "welcome home". A Florida Room has a comfortable futon, fireplace and sliders to the East deck and West deck. The mission style of furniture is the theme throughout the house and lighting fixtures as well. Kitchen has top of the line wood cabinetry and plenty of counters. A small office on the main floor is perfect for the computer room or a business in the home. First floor laundry and central vac and gas back up generator and half bath add to the points of value. The second floor has a guest suite with a private bath and bedroom with a queen bed and a bunk twin over a full render comfort for 4 guests. The innkeepers or owners quarters are also on the second floor with a large spacious room and private bath. The lower level has a utility room and small workshop. Furnace is a boiler, oil fueled and an electric hot water heater, 40 gallon tank. Culligan water treatment system and storage. The large expansive deck has a electric retractable awning, with remote control. Dish television and dish for internet access. On the lower level of land, a 1600 square foot Amish built cabin stands on a concrete slat. This is currently used as a workshop and a 'playhouse for grandchildren" Private water and septic systems to code and tested. Access to Rushford Lake is shared and includes one dock for the cost of 50.00 annually. The Rushford Natural Reserve is located across the street on Dam Road and has 6 parking spaces. This land will never be developed. For the couple that loves to garden, fish, tinker with wood and watch sunsets, this is the place. Keep this gem all to yourselves or share it with the world with as a sweet little bed and breakfast. Owners will include a 22 foot Bennington Pontoon boat with 38 hours on the 50 horse Yamaha engine, 2 captain's chairs for fishing comfort, snap canopy for sun protection. All this for only 249,000! There will be a line so get there early!!!!

Diane Van Der Woude, Lic. Real Estate Sales Person
Mitchell Pierson, formerly Bristol Realtors, Canandaigua, NY 14424
www.ateaseforinnkeepers.com
www.bristolrealtors.net
www.innmarketing.com
dianevdw@roadrunner.com
dvanderwoude@bristolrealtors.net
585-394-2170, ext 15, office
585-613-6199, cell
585-394-2649, office fax

Little Lakes Inn and Healing Center, a bed and breakfast where every touch makes a difference!

Stately pre 1850 Italianate era Mansion renovated to 2009 codes and choices but maintaining the grace of yesteryear.

Be prepared to be surprised and pleased as you drive up to the Little Lakes Inn and Healing Center, located on the outskirts of Upstate Rochester New York, minutes to Honeoye Lake, the pinky finger of the Finger Lakes Region. This 4200 plus square foot, tastefully renovated building boasts 5.5 full baths of marble, vanities and walk in showers, crisp white trim and crown molding, clean, clear colors on walls and ceilings render a relaxing atmosphere. Uncluttered by typical collectables and over draped windows, the feeling is open, peaceful and welcoming.

Each of the guest rooms boasts a queen bed with pillow topped mattresses to sink into, HD televisions, internet and HVAC units to individually control the heat and cool. Ceiling fans and wide planked hard wood floors with nearly floor to ceiling window add to the details that call guests to return.

The building was purchased and totally renovated by current owners, with their talents and connections they anticipated each new phase with upscale and efficiency in mind. The 40 plus replacement windows are all wood and tilt in for cleaning. The three open porches have been rebuilt from the ground up to 2009 codes, engineer designed septic system. Each bath has new higher vanity sinks, walk in marble showers, individual vent fans and heating units.

Breakfast is the heart of a bed and breakfast, this Center offers 2 dining rooms and large parlor for guest gatherings. A deck with ramps to be built in the spring of 2009 for handicapped assess. The breakfast room opens to a ?pantry hall? that offers a large, long counter for guest coffee, tea and morning scones. Currently the owners offer a full breakfast at a later time for optimal enjoyment.

The dream gourmet kitchen has wonderful windows to the forever wild out of doors. The expansive counters are ideal for breakfast prep and plate garnish! A French door stainless steel refrigerator and 5 burner gas stove, plus convectional oven and build in microwave and dishwasher complete the offering.

Situated on 4.8 acres in a country setting, the house sits in the front of the property with generous acreage behind for walking paths.

Stats:

Built pre 1850
4.8 acres
4200 plus square feet
Original assessment $100,000, current assessment: $224,000
Paid school tax: $1,078.69 potential: $+/- $2,416.
Paid town and county tax: $1,061.94 potential: $+/- $2588. ( total: $5005.)
No star program applied for!
2 tandem 50 gal gas fueled hot water heaters
Full insulated
New roof on kitchen addition,
One roof nearing end of useful life (5 years +/-) on remaining house
Some slate over porches.
Freshly painted exterior and 3 rebuilt open porches, to code
All windows replacement windows
Central air on main floor
Individual heat/air units in walls of upper guest rooms.
State of the art kitchen with all brand new appliances as well as first floor laundry room
New engineered raised bed septic designed to accommodate a 6 bedroom house.
Public water
New chimney liner for furnace

Diane Van Der Woude, Lic. Real Estate Sales Person

Mitchell Pierson, formerly Bristol Realtors, Canandaigua, NY 14424
www.ateaseforinnkeepers.com
www.bristolrealtors.net
www.innmarketing.com
dianevdw@roadrunner.com
dvanderwoude@bristolrealtors.net
585-394-2170, ext 15, office
585-613-6199, cell
585-394-2649, office fax

HISTORIC BED AND BREAKFAST PLUS TWO FAMILY HOUSE
HIGH TRAFFIC AREA IN LOWER HUDSON VALLEY

ASKING $759,500

VOTED BEST BED AND BREAKFAST IN HUDSON VALLEY, 2008 and 2009

NEW YORK STATE B & B OF DISTINCTION

ENTERTAIN, COOK, GARDEN & EARN MONEY TOO: Have it all, with this upscale historic center hall colonial. Charm and elegance. Great condition. In spite of the economy we are doing better than ever. Superb chef's kitchen with granite top cooking island, six burner and grill top stove and Sub Zero refrigerator. Five guest rooms, all with private baths-one with jacuzzi. Sun-filled family room with sky lights, office, owner's quarters and 4 fireplaces. Many high quality furnishings included. 4,635 square feet of living space, plus full attic and full basement. Advanced bookings of about $15,000. Beautifully maintained property with red brick walkways and patio, beautiful lawns, trees and colorful flowers. Over three acres, part of which boarders the Moodna Creek. Completely updated electrical and plumbing systems. Parking for about 14 cars. Increase your income, be creative, meet interesting & wonderful guests. Exceptional opportunity. Watch your neighbors go to work while you operate your own home based business.

PLUS, SEPARATE 2,000 SQUARE FOOT TWO FAMILY/FORMER CARRIAGE HOUSE with exposed beams. Fully rented for a total of $2,350 per month.

PLUS, SEPARATE CORN HOUSE for storage or potential for kennel for pet friendly B&B, artist studio, guest cottage.

OTHER POTENTIAL MARKETS: Serving dinners to guests, tea room, catering business, small weddings, family gatherings, having a wedding chapel, etc.

POSSIBLE EXTRA BUILDING LOT

ATTRACTIONS: Storm King Art Center, USMA-West Point, Woodbury Common Premium Outlets, Newburgh waterfront w/great restaurants, & ferry to Beacon, Bear Mountain, Black Rock Forest & other hiking trails, Brotherhood Winery & other wineries - 5 to 20 minutes away. DIA-Beacon, Gomez Mill House & Boscobel Restoration - ½ hour away. Samuel F.B. Morse House-Locust Grove, Hyde Park w/Roosevelt & Vanderbilt Mansions & Culinary Institute of America less than an hour away.

CARMELA TURCO & GENE SHERIDAN, OWNERS
25 Orrs Mills Road, Salisbury Mills, NY 12577
845-496-2954
www.caldwellhouse.com
e-mail:info@caldwellhouse.com

Own a piece of Ontario County NY history. The Maxfield Inn, located on Main Street, Naples NY is now available.

Naples is nestled in the glacier-made hills of the Finger Lakes. Here, at the south end of Canandaigua Lake in Ontario County, you will find a plethora of outdoor activities, accommodations, restaurants, shopping and natural beauty. From skiing and boating, to hiking and fishing, to golfing and theater, to local artists and open studios, Naples has it all. Come visit today, come to stay.

This historic home located in the village of Naples, New York in the beautiful Finger Lakes of upstate New York was built circa 1841 in the Greek - Revival architectural style. The house is most known as being the private residence of the Maxfield Family. The Maxfield Family resided in the home for three generations

Local Attractions
Widmers Wine Cellars
Arbor Hill Grapery
The Bristol Valley Theatre
Artizanns (shopping)
Joseph's Wayside Market (shopping)
Reservoir Creek Golf Course
Monica’s Pies (Grape pies shipped anywhere!)
The Naples Grape Festival™
Bristol Mountain Ski Resort
Cumming Nature Center
Ontario County Park
Grimes Glen
Grape Pies
Imagine Moore Winery
Elements Boutique
The Naples Hotel

With so much to do, make Naples your home. The Maxfield Inn is impressive from the moment you view the building. The stately white columns set the stage for a very special place. The open front veranda hosts a half dozen white rockers so you can sit and watch Main Street as you contemplate your next adventure.

The home has a selection of hardwood floors from parquet to wide and narrow boards. Beveled glass bi-fold doors and leaded glass windows are some of the touches that set this place apart.

The first floor has 4 parlors and a dining room, a full bath, laundry room and eat in kitchen.

Innkeepers can establish a comfortable living quarters on the first floor or convert an area for a first floor guest room or in-law apartment. The grand staircase to the second floor is wide and welcoming.

The Second Floor:

Guest Room One is a spacious room facing Main Street, with queen sized bed with beautiful upscale bed linens and a private ensuite bath. The shower has 8 massaging shower heads, a rainfall shower head and a hand-held shower head.

Guest Room two is a cheerful room overlooking the side yard and gardens. The two extra long twin beds that are easily converted into a full sized king bed. Bath across the hall.

Guest Room Three has an upscale queen sized bed, faux fur bed coverings and beautiful gold draperies. A private bath room with an oversized rainfall showerhead

Guest Room Four: An upscale queen sized bed with a private ensuite bath. A private sitting room with two heated massage chairs designed to soothe your aching back. The shower has 8 massaging shower heads, a rainfall shower head and a hand-held shower head.

The Third Floor

The third floor is finished off. The large space features a sleeping area, and plenty of room for sitting area and office. Full bath and many closets completes the hide-a-way.

Mechanics:

Roof, asphalt, 9 to 10 years old
Steam heat, boiler 2.5 years old
Window air conditioners
200 amp service for electric
Average monthly gas and electric 490.00
Sprinkler System
Security System
Public Water
Septic
WIFI throughout

Taxes; 9,380.00 Asking price: 299,900, includes inventory of furnishings.

Contact Renata Reber, Associate Broker and Diane Van Der Woude, Sales Associate
Bristol Realtors, Canandaigua, NY
dianevdw@roadrunner.com, rreber@rochester.rr.com
Diane: 585-613-6199, Renata: 585-732-810

Dane Emerson House
Newfield NY 14867-9728

Circa 1900 Country Victorian offering 4458 Square feet of attention to detail. This property is exquisite in everyway. From the minute you enter the welcoming hall and gaze upon the high ceilings, cove molding, polished wood floors, oriental rugs and crystal chandeliers you know you are someplace very special. The art deco style décor brings you into a Manhattan state of mind; however the 55 acres and a stately barn remind you that you are indeed, minutes to Ithaca NY, the home of Cornell University, Ithaca College and a center of forward thinking people.

Each guest room has addressed the needs and wants of traveling guests. The ensuite baths are state of the art. The Manor Room, is located on the first floor and has an octagon feeling to the shape of the room, the many windows offer light and total privacy. King bed and ornamental brick fireplace, Jacuzzi tub in large bath render this a special place to send a weekend. The parlor or gathering room is welcoming and grand. The quality art work that adorns the walls has been hand selected by decorator and owner, Craig. The dining room, the heart of a bed and breakfast has a grand table that will seat 10 comfortably.

Up the Chestnut staircase to the second floor, look for the leaded glass window and the crystal chandelier, oriental runner over the maple stairs. The Far East room again has a feeling of an octagon room with queen bed and modern style black tile bath.

The Blue Room will not make your feel blue, a king bed, ceiling fan and chestnut floors vanity for a special feel.

La Mar boasts a queen bed, glass chandelier and many sea items to match the name, the sea. Dressing area and large bathroom complete the offering.

Map Room, decorated with antique map artifacts is located at the back of the house on the second floor, large king bed, ceiling fan and masculine bath with tile, stall shower and pedestal sink.

Attic: a must to every showing!! This attic is huge, with many windows and is an excellent way to view the bottom of the roof. Wonderful space for storage as it is a simple staircase walks up. The area could potentially be additional guest rooms or sleeping quarters for family dependent on installation of a sprinkler system and town approval.

Kitchen: A Dutch door made from original doors can help to control guest access to the kitchen. The gourmet kitchen has a sub-zero refrigerator, double oven, professional grade gas oven and vent, granite countertops and maple floors.

Sitting room of kitchen has many windows to the gardens for innkeepers to relax in.

Innkeepers Quarters: this area was designed to be an in-law apartment by the previous owners. The area has many pocket doors to insure total privacy to owners. The area consists of a generous laundry area, half bath, storage and computer work areas, large living room with kitchen at one end. The current owners do not us the kitchen, so they have the counter covered with a piece of granite, large living room with door to deck and generous bedroom with King bed and dressing room and walk in closet and master bath.

Basement or lower level:

The basement is high and dry, oversized 3 car garage is under the innkeeper?s quarters, opens to the basement area. The basement is a great place for storage, the construction of the house is 12 inches on center. The property is on a well and has a water storage system and full treatment system owned. Two boilers with 6 zones, oil fueled, serviced annually and less than 10 years old. Three Rinnai tank less hot water heaters insure hot water to all 5 guest rooms as needed. Three electric panels all marked and labeled

Property and Barn;

This offering comes complete with 55 acres and a three story wood barn in excellent condition. The room has an asphalt single roof, the barn is 40 x 80 in footprint with three stories, a half third story and full lower level, and full wood floor main floor. The property owners mow about 5 acres and maintain paths or trails thru the remaining 50 acres for hikes and walkers. NY State Trout stream meanders thru the property to Cayuga Lake.

Marketing and opportunity:

The business is just 3 years young and is grossing over 100,000. Already. The owners limit the property to just 6 weddings a year; however they could be the wedding destination. By using caterers, port?o?lets and tents, the impact on the house can be minimal while the impact on the bottom line can be substantial. Additional promotion of the web site and promotion thru local connections could potentially increase business.

Offered Turnkey for $950,000

Noted on the Historic Registry, The Fox Inn, built in 1820 is a beautiful 6500 square foot, welcoming brick mansion, located right on Main Street in Penn Yan NY.

Numerous quality touches define the grace and glory that the Fox Inn radiates.
From original wood floors that shine with complimentary woods, creating a striped effect, Sparkling chandeliers, pier mirrors, to original fireplaces with working gas inserts for ambiance and warmth, be ready to wrap yourself in the charm of yesteryear.

Bed and Breakfast accommodations offer a choice of 6 rooms. One guest room is located on the main floor, the remaining 5 rooms, located on the second floor consist of 4 suites with private bath and a 2 room suite that shares a bath.
Kitchen is designed with efficiency in mind. A large center island and many cabinets and counter space render numerous work areas. Shiny white cabinets with sun-lit windows, a delightful place to prepare your guests a bountiful breakfast or continental as you choose.

Innkeepers Quarters: Located in the rear of the home is a wonderful wood paneled room with windows on 3 sides, this large room serves as a great family room with office at one end. A full bath is off this room for the owners use. Down a gentle set of stairs an expansive, private bedroom suite welcomes you: A double Jacuzzi, full bath and large bedroom area with generous closets. There are windows and a door to the outside for egress and air flow.

Carriage House: A separate Carriage House located on a corner of the property offers apartments, storage, garage, workshop or gift shop opportunities. Painted in 2006, touchups to be completed this summer. Roof sealed in 2006
Three bay garage, 2 with electric garage openers.
Workshop with electricity and furnace.
Apartment with bath and Jacuzzi, soaring open ceilings with skylight in cupola, hardwood floors, separate utilities, could generate 450 to 600/month or convert to luxury B&B Suite and charge 450 to 600 / weekend.
The business: innkeepers report sound business without much advertising. Up 17% over 2005. 10 to 15 % repeat business. Room rates are fair, could be increased 5 to 10.00 minimally. The business participated in an Escape Package for the winter of 2007-2007 and says an increase in the season.
Gardens: Behind the house, a professionally planned garden with working fountain and waterfall grant a place for peace and quiet. The gate to the garden is covered with wisteria that is long blooming. A wonderful Hide a way.
Mechanics:
Central Boiler, new in 2006
Porch Pillars replaced in 2004
New roof on Main, 50 year asphalt, flat roof, rubber, installed in 2006
Penn Yan Electric 150 to 175.00 /month, fuel to heat 550/month
Water pressure, 60 to 70 PSI, 1 inch line in from street.
Underground wire to house
Electric Service 200 amp service
New Hot water service
Taxes: 6730.00
Convenient to Keuka Lake and the Keuka Lake and Seneca Lake Wineries, minutes to Keuka College.

Offered turnkey for $650,000.

Hathaway House

Rich in history, 1844 Stone Mansion, purchased and renovated in 1970 and opened as an inn and restaurant with party facilities. Updated several times in the past 30 years, the ambiance and integrity of this grand fortress is still noteworthy.

Some of the wonderful features are:
14 foot high ceilings
Pocket doors, French doors, and many built-ins
Cherry/oak floors in some areas
Plaster wheel medallions featuring feather/leaf design
Carved cherry grand staircase
Marble fireplaces, fired by gas
Crystal chandeliers, original Pier mirror, Crown molding

A destination for events; weddings, corporate gatherings, conferences and/or
Seminars, with bookings up to 1 1/2 years in advance.

The “House” features two separate party wings, each will seat up to 350 guests. Five smaller parlors offer space for more intimate groups and/or circles.

There is a spacious commercial stainless steel kitchen. Generous innkeepers/owners quarters are situated on 2nd floor and are suitable for more guest rooms.

A carriage barn has been converted into four income producing apartments, a workshop and a three car garage. (Two/2 bedrm. $400 each, two/1 bedrm. $375 each).

150+/- rolling acres offer parking for all your guests. There are several barns, outbuildings, silos and a 40’x60’ steel pole barn. Approx. 85-90 acres are situated on eastside (house side). Some acreage leased for a total of $2,500 per year. Part of the land is presently being groomed for a golf course, designed by Jorden Design Assoc., Syracuse. Water from the brook/small river behind the house is available for golf course irrigation. Frontage on Rte 41, 3,35’, frontage on Tower Rd. 890’

ROOF:
Main House - 2004 (50 yr. Architectural designed shingle)
Back section - 2001 (build-up roof)
Upper Terrace - 2001 (build-up roof)
Lower Terrace - 2001 (40 yr. shingles)
Kitchen - 1996
Fountain Room - 1993 (metal roof)

BASEMENT:
Cement floor
No basement under Banquet Room & Kitchen
Two bathrooms and fieldstone fireplace (used to be guest facilities)

ELECTRIC: All breakers

HOT WATER TANKS: Two—100 gallon tanks installed in 1993

FURNACE: Terrace Room - 1987-forced air, liquid propane
Kitchen - 1989 separate heating system thru-out

WATER SUPPLY: Two wells approx. 200’ deep

WASTE DISPOSAL: Three septic systems—2/1,000 gal. and 1/1,200 gal.

DRIVEWAY: Blacktop PARKING: Crushed stone

INGROUND POOL: 12’X26’ fiberglass w/heater

APARTMENTS: Four w/monthly income totaling $1,350

NEAR-BY ATTRACTIONS:
Ski Area - Greek Peak
Finger Lakes w/wineries
Golf courses
Numerous Colleges & Universities

Spacious well-equipped Stainless Steel Commercial Kitchen
Two walk-in coolers one walk-in freezer
Four ovens Auto sham
Chemical exhaust hood two holding ovens - hold 200 dinners
Six coffee urns Employee storage cubical area
Hand wash sink fully automated dishwasher/sanitization area

Offered at $1,700,000

Canandaigua Lake Views!! Naples New York Spacious 1830’s Farmhouse offers 5 to 6 guest rooms with private and semi-private baths, plus one apartment. Charming Chalet for owners quarters with total privacy. 12 acres. Close to Golf, skiing, lake activities, freshly painted exterior.

Currently run as a seasonal business, could be open all year.

Offered Turnkey for 490,000, call today to visit.

Whiteface Chalet, 10 minutes to Lake Placid! With Olympic venues offered.

Whiteface Mountain right across the street from property for hiking, mountain biking. Tourist destinations such as AuSable River noted for world class fishing, High Falls Gorge and Santa’ \Workshop. 12 Month resort with skiing, and snowboarding in the winter, hiking and canoeing, kayaking and fly fishing in the summer months. 4.5 acres of wooded lands, room for expansion with more land available. Built in 1959, totally renovated within the last year. 20 guest rooms all with private bath, total of 12,360 sq. ft. Restaurant seats up to 90, separate bar/lounge with fireplace, 2 bedroom owners quarters. Restaurant can be sold separate. Lodging is suitable to be sold as condos. Opportunity Awaits!!

Offered turnkey for $1,295,000.

The Red House Country Inn, Finger Lakes National Forest: Located on the east side of Seneca Lake in the heart of the Finger Lakes, 8.5 miles to Watkins Glen, surrounded by 36 plus wineries. Five guest rooms with four shared baths. Baths are newly renovated. Over 5,885 sq ft of living space, Generous innkeepers quarters. Over 25 years of established business history.

On the market for $695,000

1921 Colonial Revival with Twenty Private Acres of gardens and walking paths, , 10 upscale guest rooms, Charming dining experience in many quaint dining areas, full commercial kitchen. Two houses, one all new construction featuring 4 guest rooms. Minutes to Ithaca New York, a hub of college activity.

New to the market, offered for only $2,000,000.

Elmira New York, Historic hotel featuring 19 guest rooms, commercial kitchen and great common rooms for catered events and gatherings. Small hotel with grand potential to be a destination property.

Strong catering business. 5.5 acres in city zoned, commercial
16,000 square feet
3 floors plus full basement with 2 doors to exterior and full walk up attic
Commercial property: all codes and inspections in order
Commercial grade Otis elevator
Commercial kitchen
Exterior:
Victorian Cottage Architecture
Tasteful Painted brick
Roof 25 years old
New ‘trex’ decking on large front porch
Several additional porches on first and second floors
Extensive blacktopped parking areas
Storm Windows over original windows

Mechanics:
Four hot water heaters new in 1999
3 boilers for gas steam heat new in 1999
Window units for AC in summer
Public water, gas and sewer

Commercial Kitchen:
Commercial Dish Washer with 3 minute cycle
Six burner gas stove
4 burner electric stove
Auto Shaam for holding food
Stainless Steel counter tops
Vinyl flooring
“True” Glass refrigerator and freezer units

Laundry room off kitchen with 2 washers and 2 dryers

Pool:
In ground 16 x 35 liner 2 years old

Garage
2 car detached with concrete floor
Additional shed for pool equipment

Attic:
High, dry and included in the sprinkle system.

Common Area, First floor: located in ‘Original House”
Large parlor with 12 foot ceilings
Large dining room that seats 40 to 45
For catering, combined seating of parlor and dining room equals up to 75
Buffet room for catering and full bath on first floor for catering use.
Hardwood floors

First floor continued:
First floor guest room with private bath
“Bar” area for caterers to set up or parties to bring in liquor

Second Floor: Original House
Up the long wood staircase to a large sitting room
Off this room is an apartment which consists of 2 bedrooms, bath and kitchen.
Three guest rooms share one bath, these guest room have one queen, one double and one set of twin beds
A guest room with queen bed, crib and private bath
A guest room with queen bed and private bath and double Jacuzzi.
Hallway to back of house

Additional House, connected by back hall, where the elevator is located. Elevator services all four levels; basement, 1st floor, 2nd floor and owners quarters on 3rd floor.
Small deck off hallway.

The Additional House on the main floor has a open porch, office, guest services area and full kitchen for guest use. There is a guest room with a double jaczzi.
The rear of the Additional House has another large open porch with new burgundy carpet. The door and hall way service a guest kitchen, common area with 7 guest rooms that share 5 baths (2 guest rooms that have dedicated baths).

The second floor of the Additional House houses a guest room with private bath and double Jacuzzi, an apartment with 4 to 5 bedrooms, full kitchen. There are 2 rooms just for storage and a large open porch from this apartment.

Third floor: Innkeepers Quarters
Two full baths
Full kitchen
Hardwood floors some
10 rooms total.

Annual inspections:
Elevator: Quarterly and every 5 years Weight test
Health Department
Fire Marshall

Catering:
Catering dates currently being scheduled for 2009

Located near Eldridge Park and Eldridge Lake
Taxes: County 1745.05
School: 1365.00
City: 2890.80
Offered turnkey for $750,000

ROSEWOOD INN - Corning, New York - Savvy Inn travelers will certainly recognize this property as one of the premier Bed and Breakfasts of the Finger Lakes Region. Built in 1855, listed on the National Historic Register, earning three diamonds from AAA and three stars from Mobil Guide.

Location is everything. Corning is the third- largest tourist destination in New York State. The Inn is just a three-block stroll to the historic downtown area, less than a mile from the world-renowned Corning Museum of Glass and only thirty minutes to over thirty wineries! Inn Features include the following:

· Second floor has 5 guest rooms, each with private bath, a common area for television, additional hallway bath for guest’s refrigerator and other amenities.
· Two suites located on the first floor each have a private bath, television, telephone, refrigerator and private entrance on the side of the house.
· Certified kitchen with large butcher block table, commercial Hobart dishwasher, Sub-zero refrigerator, Jen-aire stove and grill, convection oven/micro-wave, large pantry with additional refrigerator.
· Antique Steuben Chandeliers and original woodwork in the parlor, dinning room and second floor.
· Private Innkeepers office with half-bath. · Private, off-street parking lot for guests.
· CARRIAGE HOUSE with 2-car garage. The second floor Innkeepers quarters is a 683 square foot studio-size apartment with a full kitchen, refrigerator, sink, oven, walk-in closet, full bath with extra large shower, air conditioning, gas fireplace, ceiling fan and skylights. It offers plenty of privacy without leaving the property.
· Established and well marketed, this turnkey business is being offered at $575,000.
· Visit http://www.rosewoodinn.com or contact Stewart & Suzanne Sanders 1-866-783-9783.

ESBBA members are dedicated to providing clean, comfortable, accommodations and warm, gracious hospitality.

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