Hilltop Oasis Fall Colors, Koi Pond, Barter 1 mi

Large, in-town vacation home specially designed for gathering and relaxing in cozy luxury. Whether bringing friends or multigenerational family members, Hilltop Oasis is a place for special times - and celebrations - together! We welcome one dog family member, too. Only 3 minutes from Barter Theatre, the Virginia Creeper Trail, and downtown Abingdon's best restaurants, shops, and historic sites, it's easy to balance exploring and relaxing in the quiet hilltop neighborhood. With lush seasonal gardens hiding you from the world, two stories of living areas and decks, and a 7,000-gallon Koi Pond - Hilltop Oasis gives everyone space and seating to gather and to disappear. Thoughtfully designed for your comfort, with natural linens, sleep-in worthy beds, quiet nights, and many places to simply relax (even a hidden third-floor catwalk nook), you may not want to go home.

Stay 7 nights or more for an additional discount!

GOOD TO KNOW:

• Parking: Up to 5 vehicles. 2-3 in driveway depending on size, otherwise street parking uphill of the mailbox. Vehicles on concrete only.

• Safety First: Smoke detectors in each bedroom and living area. Carbon monoxide monitors in or outside each bedroom and in living area. Two fire extinguishers per floor.

• Caretaker-Host lives on-site

• Signed Rental Conditions Agreement and Security Deposit Hold required to finalize reservation

THE DETAILS:

BEDROOMS:

All beds: Premium mattresses (Helix King, memory foam Queens and twins)

All rooms: Natural linens, blackout curtains, white noise machines, floor fans, dressers

~ Main Floor:

• King Suite: Ensuite bath, huge walk-in closet, luggage racks, steamer, iron/board

• Great Room: Queen Sleeper Sofa (no blackout curtains)

~ Lower Floor:

• 2 Queen Suites: Ensuite baths, walk-in closets, luggage racks, steamer, iron/board

• Sunroom/Flex Room: Twin daybed + trundle (converts to lounge area)

BATHROOMS: Hair dryers, flat irons, many fluffy towels, soap, shampoo/conditioner, lotion provided

Main Floor: Full bath (walk-in shower) + Half bath

Lower Floor: 2 Full baths (1 tub/shower, 1 walk-in shower)

CHEF'S KITCHEN - Main Floor:

• Cuisinart Drip + Keurig, Peet's coffee, Tazo teas, syrups

• Gas stove, full fridge/freezer, microwave, dishwasher, Gas grill on deck, many small appliances

• Dishes/flatware/glassware for 12, Spices, sharp knives and utensils

KITCHENETTE (Lower Floor - Bonus):

• Coffee Bar: Cuisinart + Keurig coffee bar, Peet's coffee, Tazo teas

• Microwave, 2 undercounter refrigerator/freezers, and bar sink

TWO DINING AREAS:

• Main Floor Dining Room 1: Table seats 8-10, buffet counter. Bar set up, china for 16

• Lower Floor Dining Room 2: Island seats 4-6

TWO LIVING AREAS:

• Main Floor Living Room 1: 75" Roku TV, cozy seating for 6-8, Ventless fireplace (seasonal), 16' serving counter with sink, books and board games

• Lower Floor Living Room 2: 65" Roku TV, seating for 6-8, Books and magazines

OUTDOOR SPACES:

• Lower floor deck: 7,000-gallon Koi Pond with waterfall. Dining for 4-6, pond-side seating for 5

• Main Floor Deck: Dining for 4-6, lounge seating for 7

• Lower Lawn: Accessed via stairs - run the dog, the kids, or yourself

ONE WELL BEHAVED DOG WELCOME: Please review House Rules below

One well-behaved dog (up to 40 lbs, breed restrictions apply)

• Water/food bowls, poop bags, toys, feet drying towels

• Partially fenced backyard for exploring on leash

• $35/night pet fee plus fees

WORK REMOTELY - two locations:

• Mesh WiFi covers entire house + property

• Dedicated workstation with Ethernet (lower floor)

• Kitchen workstation with window views (main floor)



HILLTOP OASIS HOUSE RULES

1. BOOKING GUEST: 25+ with verified ID, present for the whole stay. No third-party bookings.

2. GUEST INFORMATION: All guests' names (including children and infants) must be provided. Reserving guest to have a complete profile with current city, state, and phone number for digital lock use.

3. AGREEMENT & DEPOSIT HOLD: Booking guest must sign the Rental Conditions Agreement and place a card for the security deposit. The $1,250 Security Deposit is a Hold - not a charge - that processes 5 days before arrival, may reauthorize during the stay, and is released if no damage. Until complete, the reservation is only a 24-hour hold. Next-day arrival: complete by 9 am on arrival day. Same-day booking: complete within 2 hours and at least 1 hour before check-in.

4. LOCAL GUESTS: Non-local guests only. Send inquiry if local.

5. QUIET HOURS: Outside 10 pm-8 am, Inside 11 pm-7 am. We love our neighbors!

6. STAIRS: The main floor entry is up one stair riser at the front porch. Stairs (inside and out) are required to reach the lower floor and pond level. Please ensure all guests can navigate the stairs before booking.

7. CHILD SAFETY: Children may stay, but this is not a child-safe property: large koi pond beside the unit, steep stairs, tall walls, steep hillsides, decks, interior stairs, and catwalks with open railings. There are no interior child-safety protocols (no cabinet locks or safety gates; cleaning chemicals are within reach). Children under 16 must be accompanied by a parent or responsible adult at all times near the pond, high walls, raised decks, and interior catwalk. Children under 18 cannot be left alone in or at Hilltop Oasis without adult supervision.

8. DECK SAFETY: Use handrails on all deck stairs. Be cautious - grass hillsides can be slippery.

9. CAMERAS: 3 cameras record audio and video 24/7 at the front door, back door, and pond. Tampering results in immediate eviction without refund and possible additional fees.

10. OCCUPANCY & EVENTS: Maximum 10 guests (8 in beds, 2 on the Great Room sleeper sofa) plus children under 2. Two daytime visitors allowed, no overnight visitors beyond reserved guests. No parties or events; inquire with the host about small gatherings before reserving.

11. PARKING: Up to 5 vehicles. 2-3 in the driveway depending on size, otherwise street parking uphill of the mailbox. Vehicles on concrete only.

12. GARDENS & WALLS: No humans or dogs in gardens or on walls.

13. DOG STAY POLICY: One well-behaved, quiet dog under 40 lbs, $35 per night, collected with the initial reservation (a dog added after booking must be paid before arrival). A dog must be declared at booking. Guests agree to the policy below and to additional cleaning fees if it is not followed.

A. PROHIBITED BREEDS (removed from the premises immediately if on site): Akita, Chow, Pit Bull (aka Staffordshire Terrier), Presa Canario, Rottweiler, Shar-Pei, and Wolf Hybrids.

B. UNDISCLOSED DOG: Arriving with a dog not declared and paid for before arrival adds a $250 charge on top of the nightly pet fee. Guests may instead be asked to leave without a reservation refund.

C. LEASHING: Dog to be leashed and under your control outside at all times, and out of the gardens and pond. Wildlife, including skunks, walks through the property 24/7/365.

D. POOP: Bag up on every walk and dispose of in the driveway garbage tote or lower deck poop can (bags provided). Rinse any residue off decks, concrete, and stone immediately.

E. DOG CARE: Foot-drying towels are at the main floor and lower deck entries, with more in each walk-in closet. A floor vacuum, Swiffer, and Dustbuster are provided for pet hair and dirt.

F. BEDS & FURNISHINGS: Keep the dog on the floor, off beds, throw blankets, and furniture, which are for human guests.

G. KENNELING: When you are away, contain the dog in dog-owner-provided kennel, not a closed room.

H. PET-RELATED EXCESS CLEANING FEE: Starting at $200 for poop in the yard, fur on furnishings, bedding, or towels, urine spots, clay staining, etc.

I. DAMAGE: Dog owners are responsible for replacement costs for any damage or repairs caused by the dog.

14. SMOKING: No smoking, vaping, or marijuana inside. Smoke outside, well away from all windows and doors, including neighbors. $375 minimum fee, plus charges for damage and daily loss of rental use.

15. CLEANING: Extra fees apply for excess soiling, indoor or outdoor garbage, or unwashed dishes and glassware, including returning used dishes to clean storage. For stays of 14+ days, a required $305 cleaning occurs at 14 days and every additional 14 days. The cleaning fee paid at booking applies to the final check-out clean.

16. FEEDING FISH (warm months): Only at morning/evening mealtimes with host-provided food! In late fall to spring the fish hibernate, feeding is unavailable or infrequent.

17. PHOTO SHOOTS: Commercial shoots require a separate reservation with additional insurance. Message the host.

18. OPTIONAL ADD-ONS (host approval required; send an inquiry): Early check-in at 1 pm or 2 pm, late checkout at noon, custom very-late checkout, half-day early check-in, additional cleanings before the 14-day cleaning ($305), and special items (charcuterie, wine or champagne, flowers, desserts, massage therapist, decorations). Fees vary; availability applies. Charged through the Online Booking Platform.

19. FEES: All fees above are plus Online Booking Platform fee and applicable sales tax.

20. REFUNDS: No refunds or rescheduling will be made for weather, illness, flight delays, outages, neighboring or construction noise, or equipment problems reported after check-out; please report issues during your stay so we may fix them!

21. TRAVEL INSURANCE: Recommended. Please also ensure your own insurance covers your property.

Full house rules are in the Rental Conditions Agreement.