Check-In Time

3:00- 7:00 P.M.  

If arriving later, please call to make arrangements for self-check-in directions. If you desire an early check in (1 PM- based on availability) or late check out, there is a $25.00 fee for the two extra hours. Please make arrangements with the innkeepers ahead of time.

Check-Out Time

Monday-Saturday:  11:00 am

Sunday:  12 noon

Payment Policy

We will charge your credit card on file the FULL amount 7 days before check-in. We accept Visa, Mastercard, American Express, and Discover. State tax (6%) will be added to all room rates.

Rates/policies are subject to change and vary during high impact periods and for special events.

Cancellation Policy 

No charge if room change or cancellation is more than 14 days prior to intended arrival date.

If room change or cancellation is within 7-14 days prior to intended arrival date a $50 Administrative fee will be charged. The remainder may be credited toward another stay or refunded to the credit card, your choice.

If room change or cancellation is from same day of to within 6 days prior to intended arrival date the credit card will be charged for one full day unless we are able to rebook the cancelled room for the same period. If a date change is desired, a $50 Transfer fee will apply, plus any difference in room fees for the new dates.


Sorry, no discounts offered for weekend stays of Friday or Saturday nights or holidays. We support our Active-Duty Military, Veterans, First Responders, Teachers and Clergy with discounts Sunday-Thursday.

Minimum Stay

Two night stays REQUIRED for all Friday OR Saturday check-ins for our rooms.

Three night stays REQUIRED for Memorial Day, Labor Day and Thanksgiving Weekends.

Additional Guest

Rooms rates are for single or double occupancy. Additional persons may be added for an additional $25.00 per person per night in specific rooms.


Children over the age of 12 are welcome anytime. During Christmas holidays, whole-house rentals and special occasions, case-by-case requests for exceptions will be considered. Please contact hosts for more information.


Sorry, pets are not allowed.

What is a service animal? 

The ADA defines a service animal as any dog or miniature horse whose work or tasks are directly related to the individual’s disability. If the animal meets this definition, the animal is considered a service animal under the ADA, regardless of whether the animal has been licensed or certified by a state or local government. A service animal is not a pet. Service animals perform some of the functions and tasks that the individual with a disability cannot perform for him or herself. Guide dogs are one type of service animal most people are familiar with. But there are service animals that assist persons with other kinds of disabilities in their day-to-day activities. Some examples include:Alerting persons with hearing impairments to sounds.Pulling wheelchairs or carrying and picking up things for persons with mobility impairments.Assisting persons with mobility impairments with balance.

However, animals whose sole function is to provide emotional support, comfort, therapy, companionship, etc. are not “service animals” under the definition.

Breakfast Times

A full country breakfast is served every morning of your stay,  

Monday-Friday 8:30-9:30 am

Saturday and Sunday 8:30-10:00 am.  

Times may be adjusted due to special events.

Bed/Linen Service

We are in a very arid location and our water resources are limited. You can help us conserve our resources by reusing the towels. We respect your privacy, so please let us know if your room requires additional towels or other supplies.

No Smoking / Penalty fee

We are a non-smoking facility. Smoking is not allowed anywhere inside our Bed and Breakfast.  This includes e-cigarettes, vapes, pipes, etc. You are welcome to smoke outside on either the lawns, porches or the dock. Be aware that other guests may not want smoking in their vicinity.  Ashtrays are available for your use. $500 penalty for violations.


Off-street parking is available but limited. We are not responsible for damage to vehicles, or damage or loss of property left in parked vehicles, regardless of location.

Stairs Info

We have one step to enter from the guest parking area to the Villa. We have two (2) rooms on the ground floor, Fisher and Hunter.  The other rooms are on the second floor.  We do NOT have an elevator. However, we do have a large DUMBWAITER which we can use, if necessary, to assist you in moving any heavy items to the second floor.  We would need to operate the dumbwaiter. 


We do not provide telephones in the guest rooms. We ask that you be courteous to other guests and kindly monitor your time and volume while using your personal phone in your room.

Noise and Music

The Villa at Arroyo City is a quiet, relaxing abode.  Be respectful of the owners and other guests when playing any noise-making device such as a radio, telephone, CD player, etc.  Recognize that we all have different tastes and that probably no one else wants to hear your music.  The rule is:  Play your music in such a way that you can hear it but that others can not hear it.  All quiet after 10 pm in the evenings, as some guests may be getting up early the next morning for a fishing trip, to meet their hunting guide or to catch an early morning airlines flight. 

Damage to Property

Guests are responsible for any damage or loss they cause to the property. Guests may be charged for cleaning fees for damaged, destroyed or excessively soiled towels, linens, and other goods. Damages will be documented and billed to credit card on file.

Group Bookings / Whole House / Full Property Rentals

All 6 (or 7) rooms, plus common areas and host on site: $500 deposit is required to hold the reservation and as a security deposit. This deposit will be returned or transferred  minus $50 administration fee if the reservation is changed/ cancelled at least 30 days prior to arrival. If the reservation is changed/canceled less than 30 days prior to arrival, you are financially responsible for one night’s stay (per room). Full payment is due 7 days prior to arrival. A separate rental agreement must be signed for all-room rentals.

Parties, Events, and Gatherings

Non-registered guests; Thinking of inviting some friends over? Due to the intimacy of the B&B, and privacy of other guests, non-registered guests are not allowed without prior arrangements being made with the host. However, feel free to entertain one or two friends on the back yard, porch or one of the other quiet rendezvous areas until 9 pm.  Additional rates for approved parties, weddings or other gatherings apply. Contact the host for more information.

Rates/policies are subject to change and vary during high impact periods and for special requests.We reserve the right to turn away guests in direct violation of our children’s policy, non-registered guests policy, pet policy, or any other policy or reason with no refund. The Villa at Arroyo City may amend this Policy Statement in order to meet changes, business needs, or to address the needs and safety of our guests and property.