38 Lehigh Rd, Gouldsboro, PA 18424

Pocono Mountain Hotel & Spa is a rare, large-scale resort compound situated on approximately 60+ acres in the heart of the Pocono Mountains—one of the Northeast’s most established and resilient drive-to leisure markets. With direct accessibility to Interstate 80 and proximity to New York City, Northern New Jersey, and Philadelphia, the property benefits from consistent leisure, group, and weekend demand year-round.

More than a traditional hotel, the asset functions as a self-contained hospitality village with room to grow.

Site & Physical Overview

• ~60+ acres total, including a 27± acre private lake

• ~100,000 SF of total structures

• ~35,000 SF operating building

• Additional historic and ancillary structures

• Internal private road network (approx. half-mile loop)

• Front compound with operating hotel and lake

• Rear wooded acreage (~19 acres) offering significant future development potential

• Water-view ranch residence (~3,000 SF | 4 BR / 4 BA) overlooking the lake

• Multiple parcels with clear expansion flexibility

• Abutting approximately 500 acres of State Game Lands, offering privacy and recreational opportunities

• An aerial view of the compound clearly illustrates the scale, layout, lake frontage, and separation of operating areas versus future development zones—reinforcing that this is not a single building, but a campus-style property

Existing Hospitality Foundation

• 120± guest rooms positioned for repositioning or rebranding

• Public Wi-Fi, fitness center, outdoor patio and gathering areas

• Historic structures including:

  • In-ground pool

  • Pub / antique British-style lounge

  • Suite-style accommodations

  • Indoor pool structure ready for activation

• Ample open land for events, recreation, and programming

• The property has historically functioned as a social, entertainment, and group-oriented destination, earning a reputation as a “great party and gathering place”

• Extended-stay population currently active, with the ability to accommodate a few additional dwellers in the existing Room Building 1

Immediate Value-Add Opportunities (Operational)

These initiatives can be layered onto existing operations with limited structural risk:

• Open bar and food service (hotel liquor license ~6 months)

• Activate indoor pool

• Add 10+ additional skill games

• Expand spa to ~10 treatment rooms, add outdoor prefabricated hot tubs

• Add pool tables, lounges, and weekly activity programming

• Launch weddings, private parties, retreats, and group events

• Host summer concerts, shows, and seasonal festivals

• Operate the beach and sell local and seasonal memberships

• Add marketing personnel to drive group, event, and weekday demand

• Introduce extended-stay rooms and short-term rental platforms

• Utilize the private residence as:

  • Premium rental

  • Owner/operator housing

  • Airbnb-style lakefront experience

Expansion & Development Upside

The scale of the land allows for meaningful unit and use expansion:

• Fractional ownership or condo-style development of 80–100+ units

• Additional lodging clusters or cabin-style accommodations

• Waterpark-style elements (inspired by nearby regional attractions)

• Aerial adventure elements, outdoor recreation zones

• Camp-style lodging and facilities for summer-before-camp programs

• Sports courts: volleyball, basketball, soccer, multi-use fields

• Dedicated couples-only spa and retreat section
  (Comparable Pocono properties achieve $300+ ADR in this niche)

Alternative & Institutional Uses

Given its acreage, utilities, and building inventory, the site also supports:

• Large-scale summer camp or outdoor education campus

• Corporate retreat or headquarters + getaway compound

• Medical, wellness, or senior living campus

• Educational facility or satellite college campus

• Event destination for:

  • Car shows

  • Trade expos

  • Food & cooking festivals

  • Sports tournaments

  • Cultural gatherings

  • Corporate retreats

• Mixed-use village with retail, lodging, and recreation

• Private-use destination estate (“Mara-a-Lago of the Poconos” concept)

• Data center or infrastructure-supported institutional use

Market Context (Inspiration, Not Ownership)

The Pocono Mountains continue to benefit from large-scale experiential resort investment, including indoor waterparks, family resorts, and entertainment-driven developments. These projects reinforce the region’s strength as a year-round leisure destination, elevating visitation and supporting demand for adjacent, experiential hospitality assets like Pocono Mountain Hotel & Spa.

Investment Thesis

Pocono Mountain Hotel & Spa represents an opportunity to acquire not just a hotel, but a scalable resort village with:

• Existing cash flow

• Significant land and entitlement flexibility

• Multiple expansion and repositioning paths

• Strong regional tourism fundamentals

• Limited immediate competitive supply at this scale

This is a platform asset—capable of evolving into a destination resort, event hub, residential hybrid, or institutional campus.

Disclaimer: This marketing brochure is for informational purposes only. Purchasers should verify all information, representations, and conditions independently.