Historic Upstate New York Inn & Spa
6 Rooms • On-Site Spa • Expansion & Event Potential • Seasonal Possibility • 1900 sq. ft. Owner's Home
Finger Lakes of Upstate New York
Active
$1,150,000

The Black Sheep Inn and Spa is a six-room Finger Lakes bed and breakfast for sale located in the charming town of Hammondsport, NY. The structure is a rare and historically significant octagonal house on under 2 ½ wooded acres with manicured lawns and seasonal gardens. The property offers guests to the Finger Lakes tourist region of Upstate New York optimal access to the top wine region on the East Coast. The inviting property site only a few minutes from the shores of Keuka Lake, with dozens of wineries, breweries and distilleries, along with renowned hiking, cultural attractions, historic sites and water-based activities.

If you are looking for the ideal turnkey lodging property with room for growth and expansion or the perfect seasonal lifestyle inn, come learn more about Black Sheep Inn & Spa in the heart of the Finger Lakes!

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  • 6 Guest Rooms
  • 2.3 Acres
  • Turnkey Offering
  • Well Established & Growing Tourist Region
  • Large On-Site Inn Kitchen
  • Extensive On-Site Gift Shop
  • Dedicated On-Site Spa
  • 1,900 Sq. Ft. Owner’s Home
  • Manicured Lawn & Gardens
  • Room for Expansion with Events & Rooms

The spacious 6,250 square foot Main House features an inviting main floor offering a welcome reception area with an on-site gift shop of apparel along with retail items from local artists and artisans. The first floor of The Inn houses a central area used as the primary dining room, a grand parlor with inviting sitting area, and a spacious dining room appointed with antique pieces surrounding an eight-seat dining table.

The back side of the ground floor houses the spacious inn kitchen where the owners have used the breakfast experience at Black Sheep Inn to set the brand apart in a crowded tourist region with a fully vegan menu. The centerpiece to the second floor is the main gathering room with tall vaulted ceilings and a striking octagonal Cupola. This room serves as an ideal location for guests to sip wine, watch TV and play games. Both floors feature a coffee and tea station for 24-hour guest use along with a number of inviting sitting areas. The Black Sheep Inn and Spa enhances the guest experience with romantic packages, wine tours, spa treatments and vegan enhancements/add-ons.

The inviting grounds offer seasonal gardens and an expansive and inviting backyard with a bluestone patio, ideal for al fresco dining during the late spring, summer and early fall seasons. The grounds also offer private sitting areas for guests along with a newly constructed gazebo, perfect for guest use and the ideal location for elopements and intimate weddings in the Finger Lakes. 

 

 

The ground floor features two guest rooms with private entrances, the spacious Taylor Suite with King Bed, and the Garden Suite featuring a kitchenette, sitting area and electric fireplace.The main staircase to the second floor leads to four additional guest rooms, one king, two queens and one full bed guest room. Each of the six guest rooms at The Inn are beautifully and uniquely appointed with period antiques, featuring private en-suite baths, comfortable mattresses with luxurious duvets and linens, and custom bath amenities. All of the guest rooms at Black Sheep Inn and Spa are in good condition for an historic building and property of its age.

A tremendous feature of the property is the separate 1,900 square-foot owner’s home, conveniently located behind the Main Inn in a renovated barn. It features 3 levels with a walk in lower level with 2 separate rooms, a main floor with a full kitchen, full bath, and bedroom area in an open floor plan that opens up to a private area of the sloped backyard. There is an additional open-concept 2rd floor area currently set up as a living room. This building Is a highly convertible and spacious area that can be structured and reimagined in a number of ways and offers two private entrances for the owners. The owner’s area also includes a 19×19 covered parking structure with a 150+ square foot attached equipment shed.

The second floor also provides guest access to the on-site spa.  The dedicated spa room sets Black Sheep Inn apart from the numerous bed and breakfasts in the Finger Lakes region that only offer minimal in-room spa services. The spa room can accommodate two tables for couples massages, and could also be expanded into more full-service spa options.

 

 

In The Heart of the Finger Lakes

The property is ideally located just outside of Hammondsport on the shores of Keuka Lake, nationally recognized as the “Coolest Town in America.” This idyllic setting allows for a serene surrounding for guests only minutes to restaurants, shops, water based activities, wineries and numerous area attractions. The property is located in the heart of the Finger Lakes within 20 miles of over 50 wineries and a number of renowned breweries and distilleries. 

The town and Keuka Lake are an excellent draw as a thriving viticulture and wine draw throughout the year with 24 wineries, and the entire lake can be circumnavigated in one hour. Guests can enjoy days exploring the Keuka Wine Trail while enjoying outdoor activities including exploring and hiking in Keuka Lake State Park, biking, paddleboarding, kayaking, seaplane rides, fishing, lakefront dining, boat rentals and boat tours. Keuka Lake also features further cultural draws more unique to the region with the Finger Lakes Museum, and the Glenn H. Curtiss Museum directly in Hammondsport.

Black Sheep Inn and Spa is also ideally situated between Canandaigua Lake and Seneca Lake to act as the ideal central location to explore the entire Finger Lakes Region in any season including the nearby towns of Watkins Glen, Penn Yann and Corning. The Finger Lakes are primarily a drive market and Black Sheep Inn and Spa is ideally located between a number of excellent guest markets including Buffalo (2 hours) Rochester (1.5 hours) and less than 5 hours from the major metropolitan cities New York Philadelphia, Cleveland, Pittsburgh & Albany. The Finger Lakes is the top visited wine region on the entire East Coast with overall visitor and tourism spending in excess of $4 billion in 2022. The leisure sector bounced back strongly post-covid, with spending reaching over 120% of 2019 pre-covid levels, showcasing the Finger Lakes as one of the most economically viable tourism areas in the state. Over 75% of visitors to the region focused on leisure travel, with over 80% of those numbers representing overnight guests.

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