2260 East Handsome Brook Road, Franklin, NY 13775

• 3 beds |
• 3 baths |
• 1,876 sqft

Property Description

Tucked off a quiet, town-maintained road, this Cape Cod–style home is a rare blend of comfort, privacy, & natural beauty. With 3+ bedrooms and 3 baths, it’s thoughtfully designed for everyday living as well as unforgettable gatherings with family and friends. Step inside to an inviting living room where vaulted ceilings and sliding doors open to the back patio, framing serene views and filling the space with light. A wood stove adds warmth on chilly evenings, while the primary suite also connects directly to the back patio for a seamless indoor–outdoor lifestyle. A second first-floor suite offers flexibility for guests or multigenerational living. At the heart of the home, the granite-accented eat-in kitchen invites both lively holiday cooking and quiet mornings with coffee. A mudroom/laundry room adds convenience. The finished basement expands the living space, featuring a family room with rich custom woodwork. A 2-car garage area, currently reimagined as a rec room, opens endless possibilities for hobbies and games. Outdoors, the property unfolds as a private sanctuary on 57+/- acres. Wander wooded trails, fish or swim in your pond, or relax by the year-round stream. A stone patio, and a deck invite you to savor the changing light and seasons. The detached garage with second-floor storage and separate workshop, both with electric, offer ideal spaces for woodworking, art, or recreation. Though blissfully private and hidden from the road, the home is conveniently close to Franklin, Delhi, and Oneonta, with Cooperstown a short drive away. Small-town charm, boutique shops, and restaurants are all within reach—yet you’ll always return to the serenity of your retreat. Create your memories here – holiday gatherings with everyone packed into the kitchen cooking together, and long days unplugged—hiking, puzzles, snowball fights, or swinging in a hammock between the pines. Each season offers its own magic: spring blooms and hummingbirds, summer hikes and fishing, autumn’s fiery colors, and peaceful snow-covered winters.

Listing Status:

Pending

Date Added:

September 8, 2025 at 05:00AM

Listing Office:

Coldwell Banker Timberland Properties : 607-746-7400

Listing Agent:

Mary Maney : 607-435-8240

MLS ID:

R1633573

Interior

• General: Eat-in KitchenSeparate/Formal Living RoomCountry KitchenBedroom on Main LevelMain Level PrimaryPrimary SuiteWorkshop
• Appliances: Propane Water HeaterRefrigeratorTankless Water Heater
• Basement: FullPartially Finished
• Flooring: HardwoodVaries
• Heating: PropaneBaseboardHot Water
• Fireplace: FireplaceFireplaces: 1

Exterior

• General: See RemarksPropane Tank - LeasedSecond Garage
• Style: Cape CodTwo Story
• Other Structures: Second Garage
• Parking: UndergroundGarage

Construction

• General: FrameVinyl Siding2Poured

Location

• Originating MLS: NYS_OD
• School District: Franklin
• County: Delaware

Lot

• Zoning: 98.-1-38.1

Utilities

• Utilities: Electricity Connected
• Water: Well
• Sewer: Septic Tank

Financial

• Source: NYS_OD

This listing courtesy of Mary Maney, Coldwell Banker Timberland Properties