Overview
As the exclusive agent, HREC Investment Advisors is pleased to offer, to qualified investors, the opportunity to acquire the fee-simple interest in the 73-guestroom Callicoon Hills Resort (herein referred to as the “Hotel” or “Property”), located at 1 Hills Resort Rd, Callicoon Center, NY 12724.
Nestled in the foothills of New York’s Catskill Mountains, just two hours from New York City, the century-old Callicoon Hills Resort offers a classic vacation retreat filled with endless activities. The Hotel presents the opportunity to acquire an excellently maintained, recently renovated, high-quality, upscale lodging property, with substantial operational upside, in an extremely high barrier to entry market. The Hotel is being offered unencumbered by brand, debt, and management.
Investment Highlights
Prime 23-Acre Catskills Resort
Callicoon Hills presents a unique opportunity to acquire a picturesque 23-acre resort with 73 keys in New York’s famed Catskill Mountains. Just two hours from NYC, this rare offering is situated in a high-barrier, year-round destination known for its outdoor activities and rich culinary and experiential landscape.
Significant & Immediate Operational Upside Potential
The hotel has faced consistent operational turnover and inefficiency. Its current management company is based in Seattle, Washington, with most of its portfolio concentrated in the Pacific Northwest. Callicoon Hills Resort is their only property east of the Mississippi, and as a result, its full potential remains untapped from a revenue generation, sales and marketing, and cost control standpoint. A regional operator with local expertise could immediately drive stronger performance on both the top and bottom line.
A Premier Leisure Market in the Northeast
Located along the Delaware River, Callicoon blends outdoor recreation like kayaking, fishing, and tubing with a charming downtown featuring a bustling farmers’ market, local craft breweries, cultural venues, and community events such as Porchfest and screenings at Callicoon Theater.
Diverse Accommodations & Amenities
Callicoon Hills features a range of accommodations including 62 unique hotel rooms, 11 A-frame cabins, and a one-of-a-kind, family-friendly creekside cabin. Guests can enjoy two main dining options—a full-service restaurant and a coffee shop—alongside a lively pool, multiple event spaces, and amenities designed to cater to diverse traveler preferences.
Flexible Branding Potential
Callicoon Hills currently operates as an independent property, providing an opportunity for a new owner who wishes to reposition the resort. This flexibility allows for the potential conversion to a lifestyle hotel brand of their choice, making it an appealing opportunity to customize the property’s identity and market positioning.
Historically Strong ADR with Bottom-Line Upside
During the June 2025 TTM period, Callicoon Hills posted an impressive ADR of $251.29, driven by strong market demand and an upscale guest experience. Transitioning to an owner/operator model, especially with local management, could unlock further profitability and operational efficiencies.
Property Overview
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