Hilltop Oasis Fall Colors, Koi Pond, Barter 1 mi

Large, in-town private vacation home - perfect for friend groups and multigenerational families, and your dog family is welcome too! Just 3 minutes from Barter Theatre, the Virginia Creeper Trail, and downtown Abingdon's best restaurants, shops, and historic sites it's easy to go explore (see Venturing Out for details). With Lush seasonal gardens hiding you from the world, two stories of decks and a 7,000 gallon Koi Pond you might not want to leave.



Spread across two stories of indoor/outdoor living, Hilltop Oasis gives everyone space and seating to gather and disappear when needed. Whether you're catching up over coffee or wine on the main deck, watching Fish TV from the deck or inside, or hiding in the 3rd-floor catwalk nook, you are surrounded by calm, cozy luxury. Thoughtfully designed for your comfort, with natural linens, deep-sleep worthy beds, quiet nights, and many places to gather together and simply relax.



Stay 7 nights or more for an additional discount! We do welcome longer stays, come live like a local!



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)



FULL KITCHEN 1 (Main Floor - The Serious One) - Please ask if you have something specific you need:

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

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

• Dishes/flatware/glassware for 12, Small appliances, sharp knives, every utensil you need



KITCHENETTE (Lower Floor - The Bonus): Perfect for morning coffee or light meal prep without going upstairs

• Cuisinart + Keurig coffee bar | Peet's coffee, Tazo teas

• Induction burner, air fryer/convection oven, microwave, 2 undercounter fridge/freezers, bar sink

• Pots/pans, cookware, dishes/flatware for 8, wine glasses, dish soap, paper towels, foil, ziplocs



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

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

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

• Partially fenced backyard for exploring

• $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)



PARKING:

• Two off-street in driveway

• On-street in front of residence (2-3)



HILLTOP OASIS HOUSE RULES

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

2. 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. Booking guest must sign the Rental Conditions Agreement and place a card for the $1,250 security deposit hold (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. 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. Maximum 10 guests 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. 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 and 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. 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. Stays of 14+ days are welcome: 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. No refunds for weather, illness, outages, neighboring or construction noise, or equipment problems reported after check-out; please report problems during your stay. Travel insurance is recommended, and please ensure your own insurance covers your property.



Full house rules are in the Rental Conditions Agreement.