Title: Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly Reviews, Deals & Photos 2026 - Expedia.co.uk [See all properties](http://www.expedia.co.uk/Hotel-Search?regionId=&selected=106148301&adults=2&children=&sort=RECOMMENDED&useRewards=false&semdtl=&userIntent=&vip=false) Entire home # Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly Riverside holiday home with sauna and Hot tub ## Photo gallery for Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly ![Interior - Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly (Catskill)](https://images.trvl-media.com/lodging/107000000/106150000/106148400/106148301/3b006c06.jpg?impolicy=resizecrop&rw=598&ra=fit) ![Interior - Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly (Catskill)](https://images.trvl-media.com/lodging/107000000/106150000/106148400/106148301/1433d9ce.jpg?impolicy=resizecrop&rw=297&ra=fit) ![10 bedrooms, desk, travel cot, free WiFi - Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly (Catskill)](https://images.trvl-media.com/lodging/107000000/106150000/106148400/106148301/fe8ed927.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Interior - Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly (Catskill)](https://images.trvl-media.com/lodging/107000000/106150000/106148400/106148301/c8f9519e.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Terrace/patio - Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly (Catskill)](https://images.trvl-media.com/lodging/107000000/106150000/106148400/106148301/59f3c8b9.jpg?impolicy=resizecrop&rw=297&ra=fit) - Overview - Location - Amenities - Policies Escape to Game Farm Villa, nestled in the picturesque Catskill Mountains. Experience a serene retreat with a private pond, waterfalls, and open fields. Unwind by the pool or hot tub under the starlit sky and enjoy endless entertainment in the game room or recreation area. ## Reviews 7.6 Good ### Entire home 10 bedrooms8 bathroomsSleeps 2812497 sq ft ## Popular amenities - Pool - Kitchen - Washing machine - Dryer - Pet-friendly ## Add dates for prices Check-in Check-out Travellers ## About this property ### Entire place You'll have the entire home to yourself and will only share it with other guests in your party. ### Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly Welcome to Game Farm Villa by AvantStay! 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 a personalized hospitality experience to elevate your stay. With our Concierge Service, guests have access to our tech-enabled services like fridge stocking, private chefs, massages, transportation, special occasion celebrations, baby gear rentals, ski gear, beach gear, and more. For anything you need, we’re at your fingertips! 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. \--- 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 \--- 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. ## Property amenities ### Pool/Spa - Hot tub - Private pool - Sauna ### Internet - Available in the house: Free WiFi ### Parking and transport - Parking on site ### Kitchen - Coffee/tea maker - Cookware, dishware, and utensils - Dishwasher - Microwave - Oven - Refrigerator - Toaster ### Bedrooms - 10 bedrooms - Bedsheets provided ### Bathroom - 8 bathrooms - Hair dryer - Towels provided ### Living spaces - Fireplace ### Entertainment - Games - Smart TV ### Outdoor areas - Barbecue grill - Firepit - Garden - Patio ### Laundry - Laundry facilities - Washing machine ### Work spaces - Desk - Desk chair - Office ### Comfort - Air conditioning - Heating ### Pets - Pet friendly ### Suitability/Accessibility - Smoke-free property ### Location highlights - In a rural location - In the mountains - On a river ### Things to do - Billiards/pool table - Hiking/biking trails nearby ### Safety features - Carbon monoxide detector (host has indicated there is a carbon monoxide detector on the property) - Smoke detector (host has indicated there is a smoke detector on the property) - First aid kit - Fire extinguisher - Deadbolt lock ### General - Garden - Unit size: 12,497 square feet ## Similar properties ![Outdoor dining](https://images.trvl-media.com/lodging/100000000/99250000/99246100/99246036/7f27dd07.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Relaxing Catskill Escape, Mountain Views • Hot Tub • Fire Pit • Heated Pool Catskill - Pool - Hot tub - Kitchen - Washing machine 10 Exceptional 5 reviews [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-02-04&endDate=2026-02-05&selected=99246036&PinnedHotelID=99246036&HadPinnedHotel=true®ionId=-1&adults=2) ![Property grounds](https://images.trvl-media.com/lodging/119000000/118720000/118716900/118716877/1b2d607b.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Cozy Campground Retreat Athens - Pool - Kitchen - Free Wi-Fi - Air-conditioning [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-02-04&endDate=2026-02-05&selected=118716877&PinnedHotelID=118716877&HadPinnedHotel=true®ionId=-1&adults=2) ![Smart TV, fireplace, books](https://images.trvl-media.com/lodging/113000000/112210000/112208500/112208422/72f2c80a.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Cottage w/ hot tub 15min to Windham & Catskill Acra - 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The provision of housing is linked to their trade, business or profession. Extra-person charges may apply and vary depending on property policy Government-issued photo identification and a credit card, debit card or cash deposit may be required at check-in for incidental charges Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed On-site parties or group events are strictly prohibited Host has indicated that there is a carbon monoxide detector on the property Host has indicated that there is a smoke detector on the property Safety features at this property include a fire extinguisher, a first aid kit and a deadlock This property is managed through our partner, Vrbo. You will receive an email from Vrbo with a link to a Vrbo account, where you can change or cancel your reservation If you cancel your booking, you'll be subject to the host's cancellation policy. In accordance with UK consumer law, property booking services are not subject to the right of withdrawal. ### Property is also known as 0997787e-e329-11ee-bca7-5d86eace8115 ## About the area Located in Palenville, this holiday home is in a rural area and on a river. Kykuit and Thomas Cole National Historic Site are local landmarks, and the area's natural beauty can be seen at Catskill State Park and Cairo Lockwood State Forest. Kiwanis Ice Arena and Mountain Top Arboretum are also worth visiting. Take the opportunity to explore the area for outdoor excitement like hiking. [Visit our Palenville travel guide](https://www.expedia.co.uk/Palenville.dx183703) [View more Holiday homes in Palenville](https://www.expedia.co.uk/Palenville-Private-Holiday-Homes.d183703-aaPrivateHolidayHomes.Travel-Guide-Accommodation) ![Map](https://maps.googleapis.com/maps/api/staticmap?&size=660x330&map_id=3b266eb50d2997c6&zoom=13&markers=icon:https%3A%2F%2Fa.travel-assets.com%2Ftravel-assets-manager%2Feg-maps%2Fproperty.png%7C42.23022%2C-74.00558&channel=expedia-HotelInformation&maptype=roadmap&scale=1&key=AIzaSyCYjQus5kCufOpSj932jFoR_AJiL9yiwOw&signature=AqCll3x9-qBF6XSThjPznQqd4X8=) Catskill, NY ### What's nearby - ![Got to see this waterfall from both the top and the bottom! Kaaterskill Falls is easily reached by a short hike from the road, and a bit more adventurous climbing and #hiking will get you to the pool between the upper and lower falls (pictured here)! #bestof5](https://images.trvl-media.com/place/553248621532665192/81c1adea-d6be-4629-a7ca-3fd6d6bafb11.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Catskill State Park 3 min drive \- 0.9 miles - ![Got to see this waterfall from both the top and the bottom! Kaaterskill Falls is easily reached by a short hike from the road, and a bit more adventurous climbing and #hiking will get you to the pool between the upper and lower falls (pictured here)! #bestof5](https://images.trvl-media.com/place/553248621532665192/81c1adea-d6be-4629-a7ca-3fd6d6bafb11.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Kaaterskill Falls 25 min drive \- 15.9 miles - ![Empty forest road curve at Autumn time . Hunter Mountain, upstate NY](https://images.trvl-media.com/place/6087205/fc679c8d-c019-4b5f-b740-0e35048a00da.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Hunter Mountain 29 min drive \- 21.6 miles - Bailiwick Ranch and Discovery Zoo 5 min drive \- 1.8 miles - Windham Mountain Resort 34 min drive \- 24.3 miles ### Getting around - Hudson Station 27 min drive - Hudson, NY (HCC-Columbia County) 36 min drive ### Restaurants - McDonald's 13 min drive - Stewart's Shops 13 min drive - Red Star Cafe & Bakery 14 min drive - Dunkin' 13 min drive - Julia’s Local 12 min drive ## Frequently asked questions ### Is Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly pet-friendly? ### How much is parking at Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly? ### What time is check-in at Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly? ### What time is check-out at Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly? ### Where is Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly located? ## Have a question? Beta Get instant answers with AI powered search of property information and reviews. Ask a question ## Game Farm Villa by AvantStay | 10BDR, Private Pond, Spa, Pool | Family-Friendly Reviews ## Reviews ### Good All reviews shown are from real guest experiences. Only travellers who have booked a stay with us can submit a review. We verify reviews according to our guidelines and publish all reviews, positive or negative. [More information](https://www.expedia.co.uk/lp/b/content-guidelines) 10 - Excellent 2 8 - Good 1 6 - Okay 0 4 - Poor 0 2 - Terrible 1 ### 7.6 Cleanliness ### 8.6 Location ## Reviews ### 10/10 Excellent #### Asher K. 29 Aug 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Beautiful and HUGE house We were very pleased with the cleanliness of the house and the extra amenities. We had a group of 28 and there was comfortable sleeping arrangements for everyone. A huge pool, hot tub, grill, video games, a paddleboat , plenty of TVs, , steamroom, and large grounds made the ##### Asher K. Stayed 5 nights in Aug 2024 ### 10/10 Excellent #### Thomas P. 17 Nov 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Great property for big group, who wants to spend time in a lovely home ##### Thomas P. Stayed 3 nights in Nov 2025 ### 8/10 Good #### Carol W. 3 Jul 2025 Liked: Cleanliness, check-in, communication, location #### Family Reunion The house was perfect for a family reunion. The "littles' and some "middles" stayed in the lower bedrooms and bunk rooms. The "fiddles" (grandparents) stayed in the upper rooms; all with a private bath.The house was very nice, but not as luxurious as the pictures show. The pool was erroneously advertised as "heat available" which we paid 448 extra only to find when we arrived the heat doesn't work. We did get a refund but the heated pool was an important amenity to us and our expectations weren't met. And, we learned about this when the "littles" jumped into a freezing pool upon arrival instead of being informed before our stay.Another nit is that there were only one set of towels (per person) in each of the bathrooms. It would be nice to have a change of towels available during a 4 day stay.The game room with all the games for kids, and the blow up house were great. Definately a great spot for kids. ##### Carol W. Stayed 4 nights in Jun 2025 ### 2/10 Terrible #### David R. 18 Aug 2024 Disliked: Cleanliness, communication, location, listing accuracy #### VERY DISAPPOINTED WITH PROPERTY VRBO for presenting it so inaccurately Check the notes from my phone call to your customer service department. I am not taking the time now to go into detail about our experience and according to what we were told, VRBO thinks we cancelled which we didn't. Avantstay tried to cancel. I hope you didn't refund their commission fee to you. The company is a scam. We've had many nice stays using VRBO but we will not book with you again. Please rethink your association with this company Avantstay. If you want more details I'll be happy to send what I wrote in my Yelp review since there is no way to leave a review on their site. wonder why??? ##### David R. 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