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Please review our policies below.


Check-in hours are from  4-6 p.m. For arrivals after 6 p.m., we ask that advance arrangements be made. To provide peace and quiet for other guest and personalized service, check-ins are discouraged past 9 p.m.   Early check-ins are discouraged in order to prepare  rooms for guest comfort and housekeeping.
Early check-ins and late check-outs will incur a $25 per hour charge.
Check-out time is 11 a.m. on the morning of departure. 

Minimum stays: A two-night minimum stay is required on weekends, Friday - Sunday during high/peak seasons, June - October.


The Inn is entirely non-smoking indoors per state law. Smoking is permitted on outdoor patios and porches (with consideration for other guests).

Pets at the inn – Resident Inn cat Barnabas has roam of the public areas of the house, he is not permitted in guest rooms.
1 large or 2 small animals accepted in Mountain Sunrise room ONLY,  A $50 fee for pets, $250 cleaning fee plus damages are charged should your pet have an accident or destroy furniture/bedding/towels/carpet etc.  Please DO NOT attempt to "sneak in" your pet, no matter how quiet it is, we WILL notice and you will be charged.   
Children - Quiet and well-behaved is assumed in the inn. A fee will be charged for a third person in the room age 12 and up.  Rooms 1, 2, 3, and 5 will fit a twin bed for a total of 3 persons. Room 4 will NOT fit a 3rd person.


Credit cards Visa, Master Card, American Express, Discover, Diners Card, or cash is accepted.

To secure a reservation: A credit card or payment by money order is required to hold a reservation.  
Pre-payment of 1st night is required, when booking either by phone or on-line. 
When cancelling prior to 7 days before reservation a refund will be applied to your credit card minus a $50 bank chargeback fee.
Coupons/certificates must be declared during the reservation process. One (1) certificate or discount per stay, please. See added coupon/gift card info below. I DO NOT give cash back on gift cards worth more than total cost of room rented.

Tennessee state sales tax is 8.5%. Hotel/motel tax in Mountain City is 5%. (Total 13.5%) Taxes are in addition to quoted room rate. Products sold by the inn carry an 8.5% sales tax.


Business traveler cancellations: We work with our weekday business travelers on this issue, expecting earliest possible notification if your plans change.

Business travel rates: We have corporate and state/federal per diem rates for one person per room traveling Sundays through Thursdays only. Spouses/partners traveling with workers may stay for a fee of $30 /night plus lodging taxes, which includes breakfast. Coupons not applicable.

Corporate groups and long-term stays: Please call the innkeepers with your needs for a custom quote and assessment of availability.


Cancellation: Due to the Inns limited number of rooms, cancellations of confirmed reservations must be made 14 days prior to reservation.  Foul weather allowance only when the state of TN declares an emergency. Hwys 67 and 421 are extremely well-maintained. If you must cancel, please do so as soon as you know your plans have changed. This gives the innkeeper time to re-rent your room. If you cancel with-in 14 days of your reservation you are responsible for full amount for nights booked, no exceptions. Innkeeper will attempt to re-rent room and will refund monies for night(s) re-rented to your credit card.  Cancellation MUST be made by phoning the inn before 10 a.m. on the cancellation date. Email is unreliable and cannot be used for late cancellations.

Cancellation protection – Not really sure of your plans? It’s best to wait until your plans are firm OR consider TRIP INSURANCE. The inn is not responsible for guests changes in plans.

Policies at Prospect Hill


NASCAR event weekends (April and August). Our rental policies are specific to those event dates. All NASCAR rooms have a 3-day minimum, a 60 day cancellation period, deposit and prepayment requirements. Please refer to our NASCAR page for all details.

Privacy Policy
Although we are in the United States, we take all appropriate steps to comply with the General Data Protection Regulation (GDPR) adopted by the European Union. As such, anyone who books accommodations here at Prospect Hill B&B can be assured that we do not share any guest's personal data with anyone.  Submission of your personal data as required to confirm a reservation authorizes us to use that data in the course of our relationship. When you furnish your email address to us, you agree to receive communications from us relative to your reservation.  Any questions, please contact us:



We offer gift certificates either for a specific room for a specific date OR for an amount to be used for any room. Please phone us to set up a certificate which is right for your recipient. We’ll customize the wording on your certificate as well. Most are turned into pdfs and emailed to you for printing on the paper of your choice. (Works great last minute, too.) Rule of thumb: A weekend stay ranges from $250 to $410, including tax.  Retail packages may also be included, priced from about $20 to $60. See our reservations area for a complete list of items and prices.

  • Please mention that you are holding a gift certificate, coupon or gift card when you call to make a reservation or when you reserve online. You should have the exact origin and certificate number, if any, of the coupon ready to tell the innkeeper when the reservation is made (or note in your online reservation on second page where the credit card info is typed in).
  • Gift Certificates: We sell and accept our own gift certificates and gift certificates issued by certain online directories.
  • We accept several coupon programs as well as issuing our own.
  • Bed and gift cards are no longer accepted. 
  • IF you cancel (outside the cancellation period) a $50 bank chargeback fee plus handling will be charged for restoring funds to your card.
  • During peak seasons use of outside gift coupons and certificates may be limited to stays Sunday-Thursday only.
  • At all times – ONE coupon or certificate per stay. Please phone ahead. Please be aware such certificates must be held by you more than 7 days before they are active and can be redeemed. I DO NOT give cash back on gift cards worth more than total cost of room rented.
  • Two for one coupons – Buy One/Get One coupons – For the programs in which we participate, we accept 2/1 coupons Sunday through Thursday, sometimes Friday, never on Saturdays unless part of a three-day stay. November through May. They are not accepted during October or for wedding rentals. 
  • Limits to use: We reserve the right to limit use of these materials to certain rooms and in some cases, at certain times of the week or month(s) and to limit the use of any special payment coupon or price reduction to ONE item per stay. Two/one coupons may be used for only ONE room per coupon. Room 3 is NOT included in any discount or 2/1 programs but may be purchased with gift certificates and gift cards.
  • Refunds (in lieu of use) – Concerning certificates issued by this inn only: Refunds will be made only to the original purchaser’s credit card, minus $50 handling and processing fee. Certificates issued by us/ the inn are transferable; please ask for the certificate to be reissued in the new person’s name. Charity coupons have no cash value and are not refundable. They are transferable. Tell us the certificate number when making the reservation.
  • Expiration – Gift certificates with a cash value are good for five years, per federal law. Discount coupons and charity certificates have stated, often short, expiration dates. Gift certificates with actual cash value are generally transferable so if you can’t use it, give it to someone who might enjoy a stay at a B&B.

We are committed to ADA compliance. Read our accessibility statement.