Hilltop Oasis Villa with Koi Pond | 1 Mi to Barter

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 (40 lbs max, breed restrictions apply)
• Water/food bowls, poop bags, toys, drying towels
• Partially fenced backyard for exploring
• $35/night pet fee

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

GOOD TO KNOW:
💡 Quick Facts
• Early Check-In (2 pm): $60 | Noon Checkout: $60
• Custom late checkout available for fee - please inquire!
• Digital rental agreement + refundable security hold required (like hotel check-in)
• Host lives on-site
• Video tour available on request

House Rules:

1. Guest Requirements: Booking guests must be 25+ with verified Government Issued ID and photo. All guest full names, including children, to be added to the Point Of Contact form and Rental Conditions Agreement. Booking guest must be on property with their party throughout the stay. NO 3rd party Bookings allowed.

2. Reserving guest must have a complete profile with current city, state, and phone number for digital lock use. Please download the VRBO app for communication while traveling.

3. Rental Conditions Agreement (RC) & Security Deposit Hold: All guests must sign the Rental Conditions Agreement (RC) and provide a credit card for security deposit hold via
Stripe. Until RC is signed and security deposit hold are in place, reservation is Only a 24-hour hold.
Timelines: Standard bookings: Complete within 24 hours to confirm reservation. Next-day arrival: Sign by 9 am on arrival day. Same-day booking: Sign within 2 hours, minimum 1
hour before check-in. The $1,250 Security Deposit Hold processes 5 days before arrival and may reauthorize during your stay. Hold is released if no damages occur.

4. Quiet Hours: Outside - 10 pm to 8 am. Inside - 11 pm to 7 am. We love our neighbors!

5. Stair Access: Hilltop Oasis main floor entry is up one stair riser at the front porch. To access the lower floor and pond level, stairs are required (inside and out). Please ensure all
guests can navigate the stairs - if required to accommodate their stay - prior to booking.

6. Child Safety: Please note while children may stay, this is not a 'child safe 'property. There is a large koi pond beside the unit, steep stairs, tall walls, and steep hillsides. There are decks and interior stairs and catwalks with open railings. And, there are no interior child safety protocols (ex. no cabinet locks, safety gates, and cleaning chemicals are in reach, etc.) are in place. Therefore, children under 16 years old must be accompanied by a parent or responsible adult at all times near the pond, high walls, on raised decks and catwalks. Children under 18 cannot be left alone in or at Hilltop Oasis without adult supervision.

7. Security Cameras: Four cameras monitor the property: at the main house door, in the shared garage, at the pond level entry, and roof monitoring the pond. Tampering with cameras will result in immediate eviction without refund and possible additional fees.

8. Parking: Five cars allowed per reservation: 3 medium cars in the driveway, two additional cars uphill of the mailbox on the street

9. Occupancy: Maximum occupancy of lodging is as follows. Two daytime visitors allowed, no overnight visitors beyond reserved guests. Eight (8) guests in five (5) beds, plus children under two.

10. Garden and Wall Restrictions: Please no humans or dogs in gardens or on walls. Vehicles only on concrete areas.

11. DOGS AND DOG-STAY POLICY: One(1) well-behaved, medium-sized (40# and under) quiet dogs are welcomed with payment of the additional $35 per dog, per night dog stay fee collected as part of the initial reservation. Guest agrees to abide by the Prohibited Dog Breeds, Dog-Stay Policy herein and to additional cleaning fees charged if Policy is not followed. Intentions to bring a pet must be declared at the time of booking.
>> Prohibited Dog Breeds: We are unable to accommodate the following dog breeds and they will be removed from the premise immediately if on site: Akita, Chow, Pit Bull (aka Staffordshire Terrier), Presa Canario, Rottweiler, Sharpei, and Wolf Hybrids.
>> Failure to disclose a dog and payment of fee(s) at the time of booking – and then arriving with a dog will result in an additional $250 charge on top of the per night Dog-Stay Fee that would have been collected initially. This will apply if the undisclosed dogs do not exceed the Maximum Dogs Allowed. Alternatively, Guest(s) and dogs may be asked to leave the premise entirely without a reservation refund.
A. Leashing: Dog must always be leashed and under owners’ control outside the house at all times. Dog(s) must be kept out of gardens and the pond. Wildlife freely walks through the property 24/7/365, including skunks.
B. Poop:Dog owners must bag poop and dispose of in driveway garbage tote or lower deck poop can. Guest must immediately rinse any poop residue on decks, concrete or stone areas fully off the surface. (Bags are provided)
C. During Stay Dog Care: Foot wiping/drying towels are provided at main floor and lower deck entry for thoroughly wiping dog's feet to keep wet, soiled feet, and red clay from staining area rugs and carpet and excessively soiling floors. Additional foot-wiping towels are stored in each walk-in closet.
D. Beds/Bedding and Furnishings: Dogs must be kept on the floor and off of beds, throw blankets, and furnishings. These items are exclusively for our human guest’s enjoyment.
E. Kenneling: When dog parents are away from premises, dog Must Always be contained in a dog owner-provided kennel - not in a closed room - for its safety and happiness. Dog owners are responsible for all damages to premises.
F. Pet-Related Excess Cleaning Fee: An additional cleaning fee - Starting at $200 - will be charged for poop left in yard, fur on furnishings/bedding/blankets/human towels, urine spots, clay staining, etc.

12. Smoking: No smoking/vaping/marijuana inside. Please smoke outside, away to be well away from all windows/doors, including neighbors. A minimum $375 fee will be applied for indoor smoking. Additional charges will apply for damages and/or daily loss of rental use.

13. Cleaning Fees: Additional fees will be applied for excess soiling, in or outdoor garbage, or unwashed dishes, glassware, etc. including returning used dishes to clean storage.

14. Parties/Events: Parties and events are not allowed. Inquire with host about ‘small gatherings’ via message or phone call prior to reserving.

15. Deck Safety: Use handrails on all deck stairs. Be cautious on the grass hillside, it