River + Sky

Come stay in the this beautifully updated Mid-Century Craftsman home! Located a 10 min walk to downtown Livingston or 5 min walk to the Yellowstone river. Serves as the perfect base camp for adventures in and around Yellowstone National Park, Paradise Valley and Bozeman!

Recently remodeled, featuring 2 bedrooms, an office, 1 full bath kitchen and living room on the main floor. 1 bedroom (non-conforming) with 1/2 bath, tv/den area and a laundry room down in the basement (basement has lower ceilings approx. 6`4`). Queen size beds in all the room. High speed Internet/Wifi and an office allow you to work as needed while traveling. A shared fenced in backyard features a large outdoor dining table with BBQ and bistro lights makes for a wonderful spot to decompress for the evening.

Entire house, with a shared fenced in backyard

Key-less entry allows for guests to check in any time after 4pm. We will be available to answer any questions and provide any recommendations you may be have. Keva, the wonderful co-host, resides in the cottage in the back yard, and can be as little or as much help as needed.

Awesome location, quite neighborhood, 2 min walk to Sacageawa Park, 5 min walk to the Yellowstone River and 10 min walk to Main St. Livingston!

Yellowstone National Park is a beautiful 50 min drive down Paradise Valley. If your plan is to sick around Livingston you can walk to everything from Main st. to the grocery store to the river.

For those traveling with little ones we have a pack `n play, high chair, silicone dishes, outlet covers and a baby gate for the stairs (just let us know what need and we can make sure they are available for your stay).
Please let us know if you will traveling with your dog/s. There is a limit to 2 dogs. Please pick up after your pet, otherwise you will be charged an additional $50. We have a dog bed, dog blanket, bowls and doggie waste bags too!
Late checkout may be arranged ahead of time (there is no fee for this), however, IF you are there when the cleaner has arrived at the scheduled checkout time you will be charged an additional $75.

By moving forward and booking this reservation you give permission to the property manager to use a third-party to verify my identity and check criminal databases to confirm my reservation. Complete terms regarding the guest verification can be provided by the property manager. You may receive an email to complete your screening. Please check your spam inbox for this email and contact the property manager if you have any questions.

Upon confirming your booking with us, you will need to sign an additional guest agreement which will be sent via message in your booking platform.
HOUSE RULES:

We’ve put a lot of effort into making this into a lovely space to be enjoyed by our guests.

Please ensure you read and fully understand the house rules at the beginning of your stay.
Failure to follow any of these house rules is a breach of the terms and conditions of your reservation. If anything in our House Rules is unclear, please contact us.

We reserve the right to evict any guest or visitor who fails to adhere to our house rules.

Outline below are our House Rules that we ask you to abide by:
- No parties or events allowed.

- Smoking or vaping of any kind is not permitted anywhere on the property (this includes inside the house), If there is evidence of smoking on the property guests will be subject to an additional fee of $1,000.00 plus actual costs of cleaning and deodorizing the property.

- No pets allowed unless previously agreed upon. Any unauthorized pets will result in an additional fee of $100/night.
: Please ensure that your pet is inside the house during nighttime.
: Guests will be responsible for cleaning up after their pet.
: Please don’t allow your pet onto any furniture.

- No unregistered guests allowed overnight at the property. A maximum of 4 visitors allowed during the day. Any extra overnight visitors must be approved in advance.
: Unauthorized guests will be charged an additional $50 per person, per night. It is the responsibility of the renter to ensure that any visitor also comply with our house rules.

- Please respect check-in and check-out times.
: There will be an additional fee of $100/hour in the event you are not out by the stated check-out time. Late check out may be permitted 24+ hours in advance.

- No illegal substances allowed on the premises.

- Please do not try to flush any sanitary products, baby wipes, or “flushable wipes” down the toilet.

- Children should be supervised at all times at our property by an adult.
: Guests are responsible for the safety of their children at all times.

- In case you misplace a personal belonging, please contact us so that we keep an eye open when we prepare the property for the next guests.

- We hope you have lots of laughter and fun times during your vacation! However, we’d really appreciate it if you’re mindful and keep noise to a minimum during nighttime hours.
: Quite hours are from 10pm to 8am.

- If you encounter any issues with our neighbors, please notify us as soon as reasonably possible.
: If any neighbors report excessive noise, your vacation rental agreement could be terminated and you’ll be asked to leave our property. Should this happen, it will result in a total loss of the rental amount.

- We do understand that accidents do happen and kindly request that you report any accidental breakages or damages to me before checking out. In case of any accidental damage, we’ll look into the issue internally to decide if and how much the deduction or repair cost will be, the cost will be either billed to the guests or taken from their security deposit.

- Be sure to maintain a good level of cleanliness throughout your stay, this will make it much easier when check-out time comes! Any excessive cleaning will be billed to the guest (or taken from the security deposit).

- Tampering with any tech (Wifi, security cameras, locks, noise monitors, etc.) is grounds for immediate removal of all guests without refund.

- Cancellation:
: A full Refund (minus 4% credit card processing fee) for cancellations made within 48 hours of booking, if the check-in date is at least 14 days away.
: 50% refund for cancellations made at least 7 days before check-in.
: No refunds for cancellations made within 7 days of check-in.

Please treat our house with the same respect as you would your own home.
If anything is unclear, please contact us so we can explain in further detail to avoid any misunderstandings.

RENTAL AGREEMENT:

We are delighted to welcome you to The Arrival Co. Luxury Property Collection. Our goal is to ensure your stay is comfortable, memorable, and worry-free while maintaining the integrity of our properties for every guest. This Agreement provides clarity and protection for both Guest and Manager.

1. Reservation & Payment
All rental amounts are due in accordance with the payment schedule provided at booking. Guest authorizes Manager to charge the payment method on file for rental balances, damages, missing items, late checkout, extraordinary cleaning, or approved additional services. Guest verification and valid government-issued identification may be required prior to Check-in.

2. Term of Stay
The stay begins and ends on the dates confirmed in the reservation. Extensions or early/late check-ins may be available with prior approval or additional purchase. This Agreement does not create tenancy rights; Guest is a licensee of Manager.

3. Guest Conduct & Disturbance Policy
Guest agrees to conduct themselves with courtesy toward neighbors and the community. Excessive noise, disruptive behavior, or harassment will not be tolerated. Unauthorized gatherings, parties, or commercial activity may result in immediate termination of the stay without refund.

4. Health & Wellness
Disclaimer Use of amenities such as fireplaces, hot tubs, pools, fitness equipment, outdoor spaces, and recreational gear is at Guest’s own risk. Manager is not liable for illness, injury, or incidents resulting from voluntary use of such amenities.

5. Accessibility Disclosure
Properties may not be fully ADA accessible. Guests with accessibility needs are encouraged to confirm suitability prior to booking. Manager will make reasonable efforts to clarify accessibility features upon request but does not warrant compliance.

6. Force Majeure & Travel Disruptions
Neither Guest nor Manager shall be liable for failure to perform obligations under this Agreement if prevented by events beyond reasonable control, including but not limited to natural disasters, severe weather events, acts of God, pandemics, government restrictions, labor disputes, or utility interruptions. Travel disruptions such as delayed, canceled, or missed flights, road closures, or inclement weather that prevents or delays Guest arrival or departure shall not entitle Guest to a refund outside of the stated cancellation policy. Manager will make reasonable efforts to accommodate revised arrival or departure times, but refunds or credits are not guaranteed.

7. Use of Premises
Guest shall use the premises solely for personal lodging. Subletting, assignment, or unauthorized commercial use (including photography, filming, or events) is strictly prohibited. Violations may result in immediate removal without refund and additional fees.

8. Unauthorized Parties & Events
Guest acknowledges that parties, weddings, and events are strictly prohibited at the Property unless expressly approved in writing by Manager. If an unauthorized party, wedding, or event occurs, the following will apply:
A. Reclassification as Commercial Use: The reservation will be automatically reclassified as commercial use of the Property. The rental rate will be adjusted to the standard event rental rate of three times (300%) the total reservation amount.
B.