Camp at White Oak

The Camp at White Oak

FRESH TRACKS

The Stillness of Winter, The Promise of What Comes Next

In winter, when the landscape is quiet and undisturbed, the first tracks define what follows.

Located in southern Columbia County between Hudson and Rhinebeck, The Camp at White Oak presents a rare opportunity to acquire a fully realized outdoor hospitality campus in the heart of the Hudson Valley.

The property comprises approximately 162 acres of rolling meadow, woodland, and recreational landscape.

Professionally managed by multiple generations of the same family for more than sixty years, the campus reflects an uncommon combination of land integrity, established infrastructure, and operational continuity.

Today the property offers a compelling hospitality opportunity just two hours from the New York metropolitan area

Its scale, organization, and recreational amenities support the evolution of a family-oriented resort, retreat campus, or experiential lodging destination.

With substantial infrastructure already in place, future ownership can focus on design, programming, and brand positioning rather than foundational development

This document is shared as part of a confidential premarket preview intended to introduce the opportunity to a limited group of investors and potential operating partners prior to broader market exposure.

The Offering

A Rare Opportunity to Acquire an Intact Hospitality Campus in the Hudson Valley

Opportunity Overview

The Camp at White Oak represents a large-acreage hospitality campus offering both near-term adaptive reuse potential and long-term repositioning optionality.

Access unfolds along a quiet public road that gradually opens into the campus, revealing open fields, mature woodland, and buildings embedded discreetly within the landscape.

The setting provides a rare combination of privacy and accessibility, qualities increasingly difficult to find within the Hudson Valley.

Key Highlights

• 162 acres

• Approximately 75,000 square feet of improvements

• Established hospitality campus infrastructure

• Operating business excluded from the sale

• Opportunity for immediate activation and phased repositioning

Location and Market

The property is located in Elizaville, New York, within Columbia County — a rural corridor defined by preserved open space, agricultural heritage, and steadily expanding destination travel demand.

The site benefits from proximity to Hudson and Rhinebeck, two of the Hudson Valley’s primary cultural and hospitality anchors.

Rail access places the region approximately 90 minutes from New York City, supporting strong weekend visitation, second-home ownership, and repeat leisure travel.

Tourism continues to expand across the Hudson Valley, with annual visitor spending exceeding $4.6 billion driven by outdoor recreation, culinary tourism, and cultural travel experiences.

The region also sits within a drive market exceeding 40 million residents, reinforcing consistent weekend demand.

162 acres

75,000 sq. ft.

Hudson Valley Demand Drivers

Strong regional tourism growth and evolving travel patterns continue to support demand for campus-style hospitality environments.

Tourism continues to expand across the Hudson Valley as visitors seek outdoor recreation, culinary tourism, and cultural travel experiences.

Post-pandemic travel patterns have strengthened demand for drive-to leisure destinations and extended stays, supported by remote work flexibility and multi-day visitation.

Growth in multi-generational travel, increased interest in outdoor recreation and nature-based programming, and strong repeat visitation from regional markets continue to shape hospitality demand.

Despite this growth, much of the region’s hospitality supply consists of boutique hotels and smaller-scale properties, leaving limited inventory capable of accommodating campusstyle environments at meaningful scale.

These dynamics favor properties that combine privacy, flexibility, and shared gathering space, characteristics inherent to The Camp at White Oak.

Competitive Set & Positioning

Regional Hospitality Landscape

Recent hospitality investment across the Hudson Valley and Catskills demonstrates sustained demand for experiential lodging environments combining landscape, design, and programming

Properties such as:

• Inness

• Troutbeck

• Wildflower Farms (Auberge Resorts Collection) illustrate the strength of destination-oriented rural hospitality.

Boutique properties including The Maker Hotel and Hotel Lilien reinforce the region’s design-driven demand, while concepts such as AutoCamp Catskills reflect growing interest in naturecentered travel.

While these properties collectively strengthen the region’s hospitality profile, many operate at modest scale.

Positioning Insight

Large-acreage hospitality environments with existing infrastructure and expansion flexibility remain rare.

Campus Organization

Illustrated site plan highlighting the distribution of lodging, recreation, and gathering spaces across the property.

Property Uses

Lodging Clusters

Dining & Gathering

Recreation Facilities

Outdoor Fields & Landscape

Improvements & Programmatic Campus

The property includes approximately 75,000 square feet of improvements across lodging, dining, recreation, and operational facilities.

Lodging

Cabin-style structures ranging from approximately 1,200–2,000 square feet are distributed across hilltop, hillside, cottage, and lakeside clusters.

Dining & Gathering

The campus includes lodge and banquet facilities, multiple dining environments, commercial kitchen infrastructure, and supporting service areas.

Indoor Program Space

Recreation barns and activity buildings support athletics, wellness, performance, and creative programming.

Outdoor Recreation

Amenities include courts, fields, aquatic facilities, and expansive lawns.

Site Conditions & Infrastructure

The property is organized as a distributed campus, with buildings and activity areas arranged in clusters across the landscape. This pattern preserves large areas of meadow and woodland while supporting flexible programming and circulation throughout the site.

Infrastructure includes

• septic systems

• wells

• electrical distribution

• internal circulation roads

These systems were designed to support seasonal occupancy and operational activity across multiple buildings and program areas.

Because the infrastructure network already serves the campus, future ownership can focus on repositioning and enhancement rather than establishing foundational utilities across undeveloped land.

Existing infrastructure materially reduces development complexity relative to hospitality projects that begin on raw land.

Adaptive Reuse Potential

Flexible Hospitality Positioning

The existing campus configuration and distributed lodging clusters provide a flexible foundation for hospitality repositioning. A preliminary adaptive reuse framework suggests the property could support multiple lodging configurations depending on ownership strategy, operational model, and level of investment.

Key Breakdown

This range allows future ownership to pursue a variety of hospitality concepts while maintaining the landscape character and campus organization that define the property.

80–100

economy-oriented keys

60–80

upscale keys

40–60

luxury-oriented keys

Development Flexibility

Existing infrastructure, dispersed lodging clusters, and large acreage allow for a range of hospitality concepts including boutique resort positioning, multi-generational retreat programming, or nature-oriented experiential lodging.

Property History & Land Use Evolution

The property transitioned to recreational and lodging use in the early 1960s, evolving into a well-established summer camp through incremental additions over subsequent decades

Over time, buildings were introduced in response to operational needs, resulting in a campus that reflects layered growth rather than a single phase of development. This pattern created a collection of cabins, program buildings, and shared facilities distributed naturally across the landscape.

Throughout this evolution, ownership maintained a long-term stewardship approach, preserving the pastoral setting while expanding infrastructure to support ongoing operations.

Today the campus retains the spatial organization established through decades of use, with lodging clusters, recreation areas, and open landscape defining the character of the property.

Zoning and Entitlement Context

Existing Hospitality Use Precedent

The Camp at White Oak benefits from a long-standing recreational and lodging use precedent, with existing infrastructure that reduces entitlement risk relative to ground-up development.

The property is governed by the Town of Livingston Zoning Code (2022 Update) and is zoned for camps, hotels, motels, and commercial event venues—permitting a broad range of hospitality and assembly uses. It is located in the hamlet of Elizaville across the Towns of Livingston and Gallatin, an area defined by low-density rural zoning and open space preservation.

Future repositioning or expansion would be subject to municipal review. Key considerations include:

• Established Use Precedent: Supports continued hospitality use and reduces entitlement complexity

• Special Use Permits: May be required for event and lodging uses, subject to Planning Board review

• NYS Sanitary Code (Part 7): Governs camp and temporary residence operations

• SEQRA Review: Likely triggered by changes in use or significant development

• County Referral: May require Columbia County Planning Board review

The Camp at White Oak

Existing Camp Improvements

Property Boundary

Disclaimer: This summary is based on publicly available records and commercial listing data. For binding zoning determinations, official tax assessments, or due diligence in a real estate transaction, you should contact the Town of Livingston Zoning Administrator (http:// townoflivingston.org/) and the Columbia County Real Property Tax Service Agency at 518-828-7334. I am not a lawyer or licensed real estate appraiser.

A Rare Opportunity to Make Fresh Tracks

Properties of this scale and continuity rarely emerge within the Hudson Valley.

The Camp at White Oak combines meaningful land acreage, an intact hospitality campus, established infrastructure, and decades of stewardship.

Its organization allows for immediate activation while preserving flexibility for thoughtful repositioning, phased enhancement, and long-term brand development

With the land, infrastructure, and history already in place, the opportunity now rests with a steward prepared to shape what comes next.

The Team

Jake Logsdon

LICENSED REAL ESTATE SALESPERSON

jake.logsdon@fourseasonssir.com

Office: 845.684.0084

Cell: 310.633.1023

Jennifer Enloe

LICENSED REAL ESTATE SALESPERSON

jennifer.enloe@fourseasonssir.com

Office: 845.876.5100

Cell: 917.776.4580

Confidentiality & Disclaimer

The information contained in this offering memorandum has been prepared by Four Seasons Sotheby’s International Realty for the sole purpose of evaluating a potential purchase of the property known as The Camp at White Oak.

This material is confidential and is provided exclusively to the recipient for consideration of a possible acquisition of the property. The contents of this document may not be reproduced, distributed, or disclosed to any third party without the prior written consent of Four Seasons Sotheby’s International Realty or the property owner.

The information contained herein has been obtained from sources believed to be reliable; however, neither the property owner nor Four Seasons Sotheby’s International Realty makes any representation or warranty, express or implied, as to the accuracy or completeness of the information contained herein. Prospective purchasers should conduct their own independent investigations, analyses, and due diligence regarding the property.

This offering memorandum is provided for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to purchase the property. The property owner expressly reserves the right, at its sole discretion, to reject any or all expressions of interest, modify the offering process, or terminate discussions with any party at any time without notice.

Any sale of the property will be made only pursuant to a fully executed and delivered purchase and sale agreement between the buyer and the property owner.

Four Seasons Sotheby’s International Realty

41 E. Market Street, Suite 6

Rhinebeck, New York, 12572 United States