So many opportunities are available for the new owner of this unique and beautiful campground property located only a mile from Guilford Lake! Investment or personal enjoyment - currently, this active campground offers 8 campsites on this nearly 82-acre property within 45 minutes of Oneonta and Binghamton. While the campsites are currently rented as rustic sites, the infrastructure is already in place with drilled well, septic and power service available to the campsite area - minimal work remaining to connect the existing services to the individual sites for full hook-up for campers, and there is the potential for growth with more campsites, pending town approval. Live at the campground in one of the homes there or rent out the 2 additional homes, each with its own septic and well, for additional income. The main home is a 3 bedroom, 2 bath, approx. 2000 sq. feet, a contemporary ranch built in 1999, features a huge ¾ wrap-around deck overlooking this beautiful setting. A large U-shaped kitchen with a peninsula features cherry cabinets and easy-to-maintain vinyl flooring, while hardwood floors are in the main areas of the house's first floor. The main bedroom is located on the first floor, with the 2 additional bedrooms located in the finished, walk-out basement. The home features board and batten siding, while a new asphalt roof was installed in 2022. There are three forms of heating in the house, propane-forced air, propane boiler baseboard and additional economical heat through the wood stove. The second home is a single-wide manufactured home which has been gutted, cleaned out and ready to be remodeled. It has a new roof, new windows and features its own well and septic system. It could be used as part of the camp, a caretaker's lodge or a separate rental unit for additional income. There are several outbuildings located around the property which offer storage or other potential uses could be for animals or equipment. There is a main barn, which was once used as a dance hall for the recreational grounds and, with some repair/remodeling, could be used as a rec hall or other uses such as a small farm operation, workshop or home business. There are a total of 4 wells and 3 septics (main house, manufactured home, and campsites). A large pond with a dock offers hours of fun swimming, canoeing and bass fishing for the owners and campers. The 60+/- acre woods have a nice hiking or ATV trail system running throughout, providing access to the far end of the property. At the same time, the woodlot offers future timber, primarily hard maple, for additional income potential. There are 635 feet of Guilford Creek that runs through the back border of the woods. Yet another additional income opportunity exists from the Bluestone Quarry located on the property, never professionally mined, only used to build the roadway that runs through the campgrounds. For new owners interested in a small farm operation, livestock or horses, there is a 3-acre tillable field with an additional 2+/- acres that could also be utilized, as well as 10+/- acres of open meadows/pasture. This property is located only 1 mile from Guilford Lake, a 70-acre natural kettle lake, which offers trout and bass fishing, along with many other native species. The new owners and their campground guests can benefit from additional outdoor recreational activities at Basswood State Forest, with its 938 acres for hunting and hiking, and Lyon Brook State Forest, 528 acres, just over 6 miles away. Amenities are available nearby in historic Guilford, 2 miles down the road, or Norwich, just 15 minutes away. Commute to Oneonta in 40 minutes or Binghamton in 45 minutes for work or additional shopping, colleges, entertainment and restaurants. NYC/George Washington Bridge is just over 3 hours away for buyers interested in an investment opportunity and vacation getaway.