John Thomas Farmhouse ~ decorated for Christmas

WHAT WE LOVE ABOUT THIS PROPERTY:
We just had Fiber Optic Internet installed - way out here! Total privacy for creek exploring and star gazing - back to the farm with luxe (and smart) comforts that are all newly remodeled. Except random tractors, there is zero light or sound pollution, and no other domiciles around. At arrival in the valley, it feels really good. You are out there. It can be unnerving for some. Others, like us, crave just this. 15 minutes from shopping and medical in Mountain View, Arkansas, this is multi-generational homestead acreage – still in the family (John Thomas).

~ There is abundant wildlife; turkey, deer and even a shy bear in area. Did we mention cows? There are cows on the property. Cows go poop and "mooo." - they are carefully selected non aggressive cows.

~ The whole house is on a well. It's delicious. But this also means that its clarity can change and it has minerals - minerals can leave film. It is filtered and very drinkable, unless after heavy rains. We also stock 2 gallons treated water under the sink for drinking.

~ Exterior cameras in place at this property. Facing the driveway, side yard, and front yard.


PROPERTY LOCATION:
Gently rolling gravel road last two miles that any vehicle with 4 wheels can handle. The cattle are fenced away from the house but you will pass in their grazing field to access the creek as well as the driveway into the farmhouse. It is about 30 minutes from our world class Blanchard Caverns Recreation area and OK Trading Post with horse trail riding. It is 15 minutes from Angler's and Jack’s Resort restaurant and trout Fishing guide services and 15 minutes from shopping, medical in the town that you will fall in love with, MOUNTAIN VIEW ARKANSAS.

Other area attractions include North Sylamore Creek - for top notch swimming and smallmouth bass fishing, Ozark Folk Center State Park, Loco Ropes Course (tree top adventures), Arkansas Craft School - all within about 15 minutes.

ABOUT THE WATER:
Rocky Bayou is not really a bayou but a spring fed Ozark creek. Its level varies with rainfall, and it runs year round. While it is not known as a fishing destination, we’ve certainly seen smallmouth bass in it. Trout will travel up it in winter floods. There is a special dedicated area for catch and release. It is not located directly in front of the house. We will point you to this very near area about a 5 minute walk away. It is great for hanging out along side the gravel bars AND splashing in - varying pools and riffles - bring some creek shoes. It is not floatable. For more water adventure, go to the White River - Anglers' and Jack's Resort rent John boats and trout guide services economically. Boats can take you to confluences of other creeks where you can comfortably swim also. Really fun!


PROPERTY ACCESSIBILITY: There are steps to enter the main level of the property.


PETS: This property does NOT allow pets (owners are allergic and cows and dogs don’t generally do well together).


RENTAL AMENITIES and VARIANCES::
~ 2300sf, two levels
~ bedroom one, queen bed, main floor
~ bedroom two, 3 twins (trundle), main floor
~ bedroom three (master suite), king bed, one trundle (2 twins), second level
~ queen sofa bed in living room on main floor
~ bathroom on main level is detached from both bedrooms. Shower/tub combo.
~ bathroom two is located within the master suite on second level. It is fully tiled with walk-in shower plus an air jet tub. Air tubs provide an effervescent relaxing water movement and are more sanitary to maintain.
~ kitchen - fully stocked with most common kitchen cooking needs. All new full size appliances. Keurig (Keurig pods not provided), drip coffee maker, placeware for 10 people , dishwasher and ice maker.
~ 1 Smart TV with streaming access. ** you supply logins to your favorite roku apps like netflix, hulu, amazon or espn, news . hundreds of free streaming apps available **. No cable or satellite provided.
~1 Alexa
~ Wifi via Fiber Optic.
~ 3 exterior seating areas. one screened - all covered.
~ propane grill, we provide propane
~ 1 outdoor firepit with seating for 4. You buy firewood onsite for nominal fee or BYO.
~ There is no mobile cellular signal but you can enable wifi calling on most smart phones. There is a landline to reach the office, emergency services and inbound calls. Or use a calling card for long distance .
~ Recreational use of firearms not permitted
~ Fishing not allowed directly from property
~ ATVs not permitted
~ Can explore all the nooks and crannies of the creek while keeping the house in your vision
~ Exterior only cameras in use


SUPPLIES INCLUDED:
~ All bed, bath, and kitchen linens for number of people contracted. Body, hand, + dish soap, trash bags, basic cleaning products + tools, and toilet paper.
~ Starter supplies (1 or 2 days depending on personal usage): paper towels, ground coffee + filters, sugar, laundry pods, dishwasher pods, salt + pepper, and cooking oil.
~ BYO toiletries such as shampoo, toothpaste, etc.

EXTRAS:
~ We offer free to all our guests an EV charging station. It is a Tesla level 2 and we provide J-1772 adapter for other vehicles. It is located on the historic town square in Mountain View, Arkansas > where you can likely catch some dulcimers in action while waiting on your juice.
~ We also offer kayak and canoe rentals available to peruse after booking


ABOUT US, THE BOOKING PROCESS AND FEES
~ We are Ivy Vacations LLC, a professional vacation rental management company. We are readily found in a search. We love the area and mostly live very locally to the properties.
~ All properties are self-check-in – with key code – after 4pm. Check-out is 11 - strict, unless otherwise arranged.
~ Taxes and clean/supply fees are always required as is a processing fee that varies depending on who you are booking through.

We cannot accept CANCELLATION variances due to personal reasons or area attraction closures. If we are mandated to close our rental operations, you will be refunded 100% or given the option of credit for future reservation good for 12 months.

1. We've lowered the down payment to reserve from 50% to 15%. IT IS NON-REFUNDABLE.
2. If you need to change your reservation due to COVID related government mandates, we will apply your monies paid towards future reservation good for 12 months from booking date.
3. If you prefer to just cancel, we will retain your monies paid according to the policy timeline, refunding the remainder. We always refund 100% of cleaning and pet fees
4. Please note that 3rd party sites like AirBnB have different polices in effect. Please read their fine print.
5. Airbnb has an agreement with the state of Arkansas to collect and remit sales tax. For all other bookings, we collect and remit applicable sales taxes as required for all fees associated with a reservation.


PENALTIES:
15% anytime 15% = down payment price then an additional 50% within 30 days of arrival or 75% within 14 days of arrival