Barns - Local scenery
Nearby Watauga Lake at sunset
Roan Mountain rhododendrons
Room 4 - The Hideaway

Info About the B&B:

Handmade walnut staircase in inn

Handmade walnut staircase in inn

Why Stay:

Breathe in lots of fresh mountain air and views. Hike in the woods, bike, horseback ride nearby. Enjoy creeks and mountain tops where it is cool and restful. We are near the Appalachian Trail, the Virginia Creeper (biking) Trail and Doe Mountain ATV Park.

What We Rent:

Guest rooms with private baths: $109-$189. ( Price is higher during special event weekends such as NASCAR and UT-VPI football.)  Our five all-private rooms have fireplaces, king/queen beds, many with whirlpool tubs, Take in delightful mountain views.  Wake up to birds, fresh air and tasty breakfast. Go to bed with fireflies, star-studded skies.   SEE ROOMS

A Cottage in the Woods is our freestanding, self-catered little house located half way between Mountain City, TN, and Damascus, VA. Perfect for families, those traveling with pets or couples who want complete seclusion (TV so nobody misses the game) and the ability to prepare your own meals in a full-size kitchen.   EXPLORE COTTAGE

Have It Your WayLink to special realty page

Although we’re a B&B, you don’t have to eat breakfast with others if you don’t want to (ask us for a private table in the parlor) or don’t eat it at all (breakfast is included free in the price.)   Single person in room/midweek/no breakfast corporate pricing available.Continental breakfast tray (fruit cup, muffins, juice, coffee, tea) available by arrangement (reserve the day before).

Have food issues?  Please share in advance so we can select an appropriate recipe and stock the correct ingredients.

anti-smoking logo; man with butt in his mouth

NO SMOKING INDOORS ….per state law

House History:

Built in 1889 of hand-made brick, this house is a Victorian shingle-style home which looks very northern. Its builder, Major Joseph Wagner, served in the Union ArmyDaniel Cranford measure the footer for the patio retaining wall. during the Civil War. He had mercantile and mining interests in the post-war era.

The Rambo family bought the house in 1910 and updated it with electricity, plumbing and central heat on the first floor. In August 1991, the third generation of Rambo’s sold it to the Cornetts, who in turn sold it to Robert and Judy Hotchkiss of Atlanta.

The couple bought the house because its commanding presence on a hill makes it look like it should be a B&B and it presented the kind of old-house adventure they were looking for.

The Innkeepers:

the innkeepers, Judy Hotchkiss, Robert Hotchkiss

Judy & Robert Hotchkiss

Judy and Robert have been renovators since one day in 1972 when they repainted door trim in an old house they rented in the Seattle area. Since then they have revived a series of turn-of-the-century homes in the Atlanta area, but nothing as daunting as a 6,000 square-foot shingle style Victorian located in a small town in rural Northeast Tennessee.

Robert holds a physics degree from Georgia Tech and a law degree from Emory University. He also trained in nuclear submarines. Judy holds a journalism degree and is an avid student of renovation, gardening, and photography, including most of the photos on this website.

A Special Place in the Mountains:

Celebrate your special moments and enjoy your vacation time with refreshing mountain air, large, luxurious yet affordable guest rooms and tasty breakfasts.  Scenic country roads lead to your next mountain getaway— conveniently between Boone – Blowing Rock, NC, and Damascus – Abingdon VA.    Northeast Tennessee is where you will find us, in aptly-named Mountain City.

Our Special Magic:

There are motels in our town and various B&Bs in our region. Most don’t equal our inn’s feel of  a wonderful weekend home where you are visiting friends and enjoying your stay.  If you are traveling for business, why not have your work-week needs met while you enjoy a truly lovely, comfortable  home away?


Workers install modern windows in a new dormer (third floor) atop Victorian house

Dormer being built a decade ago.

After another massive updating and renovation to the house after Robert & Judy purchased it in 1997, the building was ready to become Prospect Hill B&B Inn, named for Major Wagner’s mining interests in the area.

Five bedrooms and a two-room family parlor were turned into five guest bedrooms, each with private modern baths. The somewhat finished attic was converted to private space for the owners.

In 2013-2014 the exterior trim was repaired and painted a Victorian palette of terra cotta (red/orange) and medium dark green with the rare shingles plus party room siding painted a light khaki/green.  New front steps were poured August, 2013  to replace the third-generation concrete ones which were crumbling.     Five guest rooms are now available for your visit along with A Cottage in the Woods, a self-catered small-house rental 7 miles from the inn. The cottage is a 1980-era home on 30 acres of woods.

Inn Pets:

Cats enjoying Prospect Hill's garden.

LEFT: The Stand Off CENTER: Tiger Lily contemplates RIGHT: Michelin lounges

The innkeepers were dog owners for decades. However, two cats found them at the inn about the time their last dog was aging out. So, today meet Tiger Lily, born in 2000. Her claim to fame is outliving feline leukemia in her bones–aren’t those steroids great?  Michelin is the big bruiser born in 2010. He enjoys company so scratch his ears, stroke his tail out to the tip and pick him up if he gets close. Both cats live in only innkeeper’s personal space and the office/gallery/outdoors (Michelin). Guest room doors are kept closed even when there are no guests so there is no possibility of a cat sneaking into one. By the way, the cats don’t like each other very much!   They define tolerance.