Property Address: 34 State Street
Skaneateles, New York 13152
Contact: Katie Hess, Owner
Contact Email: innkeeper@34State.com
Contact Telephone: 315-730-4690
Contact Toll-free: n/a
Contact Fax: n/a
Property URL: https://www.34state.com
Date Business Established: 09/01/2015
Trade Association Affiliations: n/a
Financials Verified: Yes
Area Description: Take advantage of this once-in-a-lifetime opportunity to own an Inn in the pristine Village of Skaneateles, NY, where lodging and real estate are sought after by individuals from all over the world! Work less and make more money with high-end luxury suites which demand a premium dollar from visitors to this pristine location.
Skaneateles, NY, is the cleanest of the Finger Lakes and is also often referred to as the Jewel of the Finger Lakes for good reason. Located on the North end of Skaneateles Lake, this charming walkable Village boasts boutique shops, a wide variety of restaurants, a crystal clear lake, and beautiful tree-lined streets with elegant homes.
Site Description: Situated on a large corner lot in the heart of the Village of Skaneateles this makes for a perfect location for hosting guests visiting the area. Walk to the lake, shops, and restaurants from this side street just off the main road. The former home of famed artist John D. Barrow, this 4,668 square foot historic home features an ideal layout offering private space for the owner/innkeeper and privacy for the guests as well. A fenced-in backyard features a hot tub and a beautiful bluestone patio which can be used for the owner’s private space or guests if desired.
Structural Description: This turnkey property has been completely renovated and restored with top-of-the-line materials. Featuring 3 very spacious luxurious suites each with their own private sitting rooms and bathrooms. The 1839 elegant home features common space for the guests that include a spacious dining room that seats 16, a formal living room with gas fireplace and baby grand piano, a guest pantry with under-counter refrigerators and a full-size icemaker and a lovely generous-sized porch with porch swing. The owner’s quarters have a grand eat-in gourmet kitchen, spacious living room, laundry room, and 2 bedrooms and 1.5 bathrooms.
Offering: $1,950,000 Offering includes land and property that possesses one of only 3 special use permits to operate a bed and breakfast available in the residential district of Skaneateles Village, land, all furnishings, and contents (less owner’s personal belongings). Contents include a full range of high-end towels and linens(Matouk and Frette), luxurious beds, TVs, electronics, antiques & furniture, appliances & outdoor equipment, business branding & graphics, rights to extant intellectual property, and online assets.
Offered for sale by the current owner– serious inquiries by QUALIFIED BUYERS only, please. Buyers or their representatives are welcome to schedule a showing by appointment. (A 2% commission will be extended to buyers’ agents at closing for the real estate portion of the sale). ADR noted from the time the Village increased the approved number of rentals from 2 to 3 rooms in June 2024 to present.
Occupancy: 40%
Average Daily Rate: $507
Income from Room Sales: n/a
Property Taxes: $13,893
Electric: $175/mo
Water & Sewer: $250/mo
Natural Gas/Propane: $106/mo
Insurance: n/a
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