42565 Route 28,

A rare opportunity to acquire and reimagine a 23.38-acre Catskills property with approximately 400 yards of private frontage along the East Branch of the Delaware River - an increasingly scarce combination of land, water access, and existing infrastructure. The river is not simply an amenity here, but a defining feature of the landscape, shaping both the setting and the experience. This is a property with the scale and flexibility to support a destination-driven hospitality concept, integrating recreation, food and beverage, event programming, and lodging in one cohesive setting. What makes this offering uniquely compelling is that the groundwork has already been laid. Over 25 years of ownership, the current operators have developed a fully functioning, multi-revenue property that can be continued, expanded, or repositioned over time. The existing operation includes a 9-hole public golf course (par 29, 1,600 yards, designed by Don Josberger), an 18-hole riverside mini-golf course with full night lighting, and a 275-yard floodlit driving range with 10 mat stations, a grass hitting area, and an adjacent practice green. A gambrel-style clubhouse with overhead doors allows for year-round use of the range and indoor/outdoor flexibility in all weather conditions. The property also features an established BBQ restaurant with two elevated decks overlooking the river and surrounding valley, supporting dine-in service, takeout, and catering. A newly built bar is in place, with a liquor license currently in the works. It is well equipped to host events, including weddings, tournaments, private gatherings, and community functions, with established infrastructure, ample parking, and easy circulation throughout the site. A newly built studio apartment provides accommodation for staff or guests. From here, the possibilities are unusually broad. The land and river frontage lend themselves naturally to cabins, glamping, or other small-scale lodging, while the existing restaurant could be elevated into a more design-forward, day-to-night destination. The river itself offers a natural extension of the guest experience, with opportunities for seating, gathering areas, or a more informal bar setting along the water's edge, as well as access to a prized stretch of the East Branch known for its fishing. The open acreage provides ample space for additional recreational or event-based programming - whether through lawn games, court sports, seasonal offerings, or flexible food and beverage concepts such as pop-ups or visiting operators. There is also potential to introduce technology-enhanced golf or simulator-based experiences, building on the existing range infrastructure. Few properties in the region offer this kind of layered, adaptable setting, with the ability to evolve in stages while maintaining an active business from day one. The location further strengthens the offering. Margaretville and the surrounding area are in a period of steady, thoughtful growth, with an emerging mix of food, beverage, and cultural destinations including Mornings, Rae's, Café Marguerite, Oda's Wine Garden, Long Year Gallery, Union Grove Distillery & Arkville Brewstillery, Folsom Point, and The Print House. Within easy reach of Belleayre Mountain and Plattekill, the area attracts a year-round audience drawn by skiing, hiking, fishing, and a growing local scene. For an experienced operator, hospitality group, or investor, this is an opportunity to step into an established platform and shape its next chapter -whether by refining the current business, expanding the guest experience, or repositioning the property over time. The combination of acreage, river frontage, existing revenue streams, and built infrastructure makes this a property that would be difficult to replicate today. A 3D Walkthrough Tour is available in the digital Lookbook or by request.

The Upstate Lifestyle at 42565 Route 28, Margaretville

One of the most compelling arguments for this property isn't just what's on the land — it's what surrounds it. Belleayre Mountain Ski Center, just 14 miles east in Highmount, is one of the Catskills' most popular four-season resorts, drawing thousands of skiers and outdoor enthusiasts to the region every year — all of whom need somewhere to eat, play, and unwind before or after their visit. Just three miles away, the beloved Delaware & Ulster Railroad in Arkville runs scenic excursion trains through the valley and draws a steady stream of day-trippers and tourists looking to extend their experience with a meal or an activity nearby. A short drive north, Hanah Mountain Resort & Country Club brings a well-heeled clientele into the area for golf and weekend getaways, creating a natural audience for a complementary recreational venue like this one. For those who love the outdoors themselves, Kelly Hollow Trail — one of the most highly rated hiking destinations in Delaware County — sits just five miles south, making this an ideal base for anyone who wants to live and work in a place that feels like a permanent vacation. And then there's Pepacton Reservoir, roughly 15 miles west: one of the largest reservoirs in New York State, renowned for its exceptional fishing and jaw-dropping scenery, drawing anglers and nature lovers from across the Northeast throughout the warmer months. Together, these five destinations paint a picture of a region with genuine, year-round draw — and a property right in the middle of it all, perfectly positioned to capture that traffic.