422 Main Street, Franklin, NY, 13775 | $645,000

HISTORIC 422 MAIN - A rare opportunity to own one of the most distinctive mixed-use properties in the western Catskills, 422 Main Street is a landmark building in the heart of the historic village of Franklin. Built in 1878 as the town's original bank and post office, this remarkable property has been thoughtfully restored by two acclaimed designers - Sean Scherer of Kabinett & Kammer and Gary Graham, fashion designer and artist - preserving its architectural character while introducing refined updates. The result is a truly inspiring live/work environment ready for its next chapter.

Natural light is the defining feature throughout. With four exposures and oversized windows on every level, sunlight pours into nearly every space, making the property an exceptional setting for artists, designers, makers, entrepreneurs, or anyone who values beautiful, light-filled interiors.

The ground floor features two expansive storefronts with soaring 11- and 12-foot ceilings, original storefront windows, poured concrete floors, partial wainscoting, and custom partitions crafted from salvaged antique windows. A newly reconstructed front porch and entry, inspired by historic photographs, restores the building's original presence on Main Street. Two half baths serve the commercial spaces, which are ideally suited for retail, gallery, studio, wellness, or creative business use.

Additional income opportunities abound. A spacious one-bedroom apartment at the rear of the first floor (pictures upon request)has an established rental history, while an adjoining flexible commercial space has previously operated as a cafe, antique shop, and professional office.

The second floor is equally impressive. One wing offers a dramatic loft-style studio with 10-foot ceilings and exceptional natural light, currently configured as a fashion design atelier but easily adapted for a wide range of creative or professional uses.

The opposite wing has been transformed into a beautifully restored two-bedroom residence where every detail reflects thoughtful craftsmanship and timeless design. The custom English-inspired kitchen is enveloped in classic beadboard walls & ceiling, and features antique built-ins, a wavy-glass display cabinet, an Italian ceramic farmhouse sink, Kallista brass fixtures, and premium appliances including a Dacor oven, Bosch dishwasher, and KitchenAid refrigerator. Expansive windows frame picturesque views of the surrounding hills and changing seasons.

The adjoining living and sitting rooms are warm, inviting spaces, while the private bedroom wing includes a charming guest bedroom tucked beneath the eaves and a serene primary bedroom with a beautifully appointed bath featuring Waterworks fixtures, honed marble flooring, and a tiled shower. Throughout the residence, carefully selected finishes--including brass switch plates, new Andersen windows, and exceptional period-inspired details--blend historic character with modern ease.

Additional features include a private owner's entrance, interior access between the residential and commercial spaces, four off-street parking spaces, generous storage, and a sweet backyard.

Steeped in history yet thoughtfully reimagined for contemporary living, 422 Main Street presents a truly uncommon opportunity to own a beautifully restored village landmark offering exceptional flexibility for living, creating, and working under one remarkable roof.

Set just 2 hours and 45 minutes from the George Washington Bridge and minutes from Oneonta and Delhi, the building enjoys an ideal balance of small-town charm and everyday convenience.

Features