Nestled minutes from the Square & campus, this charming 4 bdrm townhouse is perfect for families seeking comfort and convenience. Tucked away for privacy but close to all the action, this home features tasteful furnishings that radiate warmth and elegance.

Enjoy quality time on the outdoor patio with a grill, perfect for cookouts, or head upstairs to the bunk room where the kids can have fun with a game of ping pong. After a day of exploring Oxford, unwind and relax with us at The Reed Retreat.

KEY FEATURES:
✽ Two-story Spacious Home
✽ Cozy Bedrooms and Beds
✽ Indoor Fireplace
✽ Elegant Furniture Pieces
✽ Distinctive Dining-Kitchen Layout
✽ Patio with Dining and BBQ Grill
✽ Convenient Self Check-in
✽ Complimentary parking

We understand the importance of guest interaction. However, we enjoy our privacy and we assume our guests do as well. If you need any assistance during your stay please feel free to contact us at any time. Your satisfaction is our guarantee.

► We delight in ensuring your stay is truly memorable. If you need help with our concierge service for groceries, beverages, flowers, or any other essentials, a chauffeur for stress-free travel, or a trusted babysitting service, don't hesitate to contact us. Our team is dedicated to meeting your needs and ensuring a smooth, pleasant experience throughout your stay

GUEST RENTAL AGREEMENT
► All guests must review and comply the eSign rental agreement from our property management system.

Rental Agreement
Terms & Conditions of Your Stay Short-term Rental Agreement for {listing_name}
Management Company: Velvet Ditch Villas
Tenant: {guest_first_name} {guest_surname}
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Tenant hereby rents from Management Company (referred to hereafter as the “Manager”), the property described below (referred to hereafter as the “Premises”) on the terms contained in this Agreement.
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Premises {listing_address}

Term of Stay {length_of_stay} beginning on {check_in_date} at {check_in_time}, ending on {check_out_date} at {check_out_time}

Rent
The tenant agrees to pay the amount specified by the Airbnb online booking platform used to reserve the Premises. Tenant agrees to pay a $35.00 processing fee for any check / eCheck / ACH transaction of Tenant that may be returned by the financial institution due to insufficient funds or because Tenant did not have an account at the financial institution.

Tenant Duties
The tenant agrees to comply with all obligations imposed by the Residential Landlord and Tenant Act (Chapter 8 Section 89-8-25)

Obligations of the tenant
(a) Keep that part of the premises that he/she occupies and uses as clean and as safe as the condition of the premises.
(b) Dispose of his/her dwelling unit all ashes, rubbish, garbage, and other waste in a clean and safe manner in compliance with community standards.
(c) Keep all plumbing fixtures in the dwelling unit used by the tenant as clean as their condition permits.
(d) Use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and appliances
(e) Not deliberately or negligently destroy, deface, damage, impair, or remove any part of the premises or knowingly permit any other person to do so. (f) Conduct himself/herself and require other persons on the premises with his/her consent to conduct themselves in a manner that will not disturb his neighbors' peaceful enjoyment of their premises. (g) Inform the management of any condition of which he/she has actual knowledge which may
cause damage to the premises.
(h) To the extent of his/her obligation, maintain the dwelling unit in substantially the same condition, reasonable wear, and tear excepted, and comply with the requirements of applicable building and housing codes materially affecting health and safety.
(I) Not engage in any illegal activity upon the leads premises as documented by a law enforcement agency.

Occupancy Limits
Unless otherwise stated, occupancy of the Premises shall be limited to a number of occupants specified in the reservation made on the online booking platform. Tenant agrees to be responsible for ensuring that this maximum permitted occupancy of the Premises is not exceeded during the term of this Agreement and should contact Manager with any questions regarding permitted occupancy of the Premises. A fee of $25 per person per night will apply for any unregistered guests.

Cancellation
In the event that the tenant decides to cancel the reservation, the tenant shall receive a refund according to the cancellation policy of the reservation as specified by the online booking platform.
For Direct booking, the cancelation policy is STRICT which means the tenant will only receive a PARTIAL refund for cancellations made within 48 hours of booking. 50% refund for cancellations made at least 7 days before check-in. No refunds for cancellations made within 7 days of check-in.

At Velvet Ditch Villas, our policy of granting only partial refunds for direct bookings is primarily due to the processing fees charged by the payment channels we utilize. The fees can vary significantly depending on the type of card used for the transaction. Although this cost is an unavoidable aspect of providing a secure, reliable, and flexible payment system, we understand that it can be a point of concern for our guests. We value transparency in all our dealings and are more than willing to discuss the details of this policy with any tenant who wishes to learn more about it.

Regarding the internet service at the rental property, despite our best efforts, we are reliant on the Internet service provider and cannot guarantee a consistent connection. Therefore, we regret to inform you that any requests for refunds related to internet connectivity will not be entertained.

DISCLAIMER
Velvet Ditch Villas has taken every precaution to assure accuracy. However, we reserve the right to correct errors. Pictures provided on our website are a representation of the general layout of the property. Property owners reserve the right to make changes at their discretion including but not limited to pricing and photos may not represent the most current furnishings or paint colors. Final pricing is subject to change by governing entities. Our Policies & Procedures are subject to change at any time without notice. Guest Identification Tenants who secure reservations are hereby informed and expected to provide their consent to our third-party verifier. The verification process requires tenants to provide and upload a copy of any government-issued identification such as a Driver’s License, Identity Card, or Passport. Additionally, tenants are required to take a selfie to confirm their identity. This procedure is strictly implemented to fortify the security measures against fraudulent transactions and ensure a safe and trustworthy reservation experience for all.

Governing Law; Venue
All parties agree that this Agreement shall be governed by and construed in accordance with the laws of the State of Mississippi and that in the event of a dispute, any legal action may only be instituted in the county where the Property is located.

Agree to Credit Card Charge
Tenant agrees to an immediate credit card charge for all fines incurred and damages caused by Tenant.

Security Deposit
A $500 refundable security deposit would capture the security deposit amount 24 hours before check in for VRBO and direct bookings only. If there is no any damages after the guest’s stay, it will be returned automatically by our payment processor system 7 days after the initial transaction.
Terms and Conditions for Security Deposit: https://drive.google.com/file/d/1AHotLS1-0f-i-zsQZMQRG8vSFXVN0fjK/view?usp=drive_link

Early check-in / Late check-out Early check-in or late check-out may be available depending on availability. Please note that a fee of $20 per hour will be charged for early check-in or late check-out beyond the standard time.

Smoking / Parties and Specific Fines
Smoking of tobacco, marijuana, or anything else, including vaping, shall not be allowed on the Premises. No parties or large or loud gatherings shall be allowed on the Premises. The tenant agrees to pay a $300 fine for each occurrence of these prohibited activities.

Left Belongings
Guests requesting the return of any left-behind belongings will be required to pay a flat $25 postage fee in advance before the items are shipped. Items will be held by VDV for up to 60 days. If unclaimed within that period, they will be disposed of.