Questions we get a lot.

The Farmhouse. The Farmhouse is our family stay. A king in one bedroom and a queen bunk with a single on top in the other. Two baths, sleeps five, on three acres in Townsend, with private river access and a covered-porch hot tub. Children and infants are welcome in the Farmhouse and count toward the five. You-pick is Farmhouse only.

The Barnhouse. The Barnhouse is a suite for two adults, one bedroom with a king and one bath, with a private 2-person porch hot tub, a washer and dryer, and a desk. Overnight guests in the Barnhouse must be 18 or older. No children and no infants. The porch looks into the woods, with the town through the trees. A short trail leads to a cliffside deck over downtown Townsend. The Barnhouse does not include river access. That belongs to the Farmhouse. The Barnhouse does not include you-pick.

Booking both. Book both houses together and sleep seven. Kids only in the Farmhouse; the two Barnhouse guests must be adults.

Yes. Choose “Both stays” on the booking page and you can sleep seven. Kids and babies stay in the Farmhouse; the two Barnhouse guests need to be 18 or older.

Save 8% booking directly with us. The discount is on the nightly rate, not the cleaning fee. The 3% card processing fee covers payment processing costs and is non-refundable. Secure checkout runs through Stripe.

Fresh linens and clean comforters on every bed, and both hot tubs are drained and cleaned after every stay, year-round, even if they sat unused. Shampoo, conditioner, and body soap are provided. Both stays have a full kitchen; both have a washer and dryer. The Farmhouse adds private river access, a covered-porch hot tub where all 5 guests can stretch out, two fire pits, and Farmhouse-only you-pick on the grounds in season (rabbiteye blueberries peak mid-June through mid-July, Bartlett pears mid-August to early September, and muscadines ripen mid-September into October). The Barnhouse adds a private 2-person porch hot tub, outdoor fire table, cliffside deck, and a desk. Cleaning is $190 for the Farmhouse and $125 for the Barnhouse; Blount County tax is 14.75%.

Yes for the Farmhouse, a private path to the Little River on the property. The Barnhouse does not include river access. The porch looks into the woods, and a short trail leads to a cliffside deck over downtown Townsend.

The Farmhouse has a two-car carport and a large driveway that can take a camper or trailers. There is no hookup for RVs or campers. Barnhouse parking is beside the red barn, steps from the door.

No. We keep a strict no-pets policy. Animals of any kind are not allowed on the property or in either home. If you travel with a service animal, contact the host before booking at bossofgary@littleriverfarmhouse.com.

Hard caps, no exceptions: five at the Farmhouse, two at the Barnhouse, seven if you book both. Kids and babies count toward the Farmhouse five and stay there; the Barnhouse is 18 and up. Day visitors count too, because these limits protect our septic systems. The booker must be 25 or older and stay for the whole visit.

Check-in is at 4:00pm. Check-out is at 10:00am. Early check-in or late check-out is not guaranteed; message the host if you need to ask.

No. Parties, events, and gatherings of any kind are not allowed, including celebrations or use of the property as a venue. Quiet hours begin at 9:00pm. A violation ends the stay without refund.

• 30 or more days before check-in: cancel for a refund of everything paid except the 3% card processing fee. That cancellation is processed automatically. Or request a date or guest-count change at no fee.
• 15 to 29 days before check-in: a change costs 25% of the current stay total. Earlier change fees are not part of that total. A cancellation is processed automatically and receives a 50% refund of the stay total, excluding the 3% card processing fee.
• Fewer than 15 days before check-in: the reservation cannot be canceled or changed, and no refund is given.

Once a reservation has been changed, it is non-refundable. You can still request another change under the fees above. Cancelling a changed reservation releases the dates and no refund is issued. Change fees are non-refundable. A cheaper new stay is not refunded.

The 3% card processing fee covers payment processing costs and is non-refundable.

Changes need host approval. The host may accept the request or propose a different version you can accept or decline. The change is confirmed only after any amount owed is paid within 48 hours. You pay any increase in price, and price decreases are not refunded. To change or cancel, use the “Change or cancel your reservation” link in your confirmation email. If you don’t have that link, email Host@littleriverfarmhouse.com. Full terms are on the Policies page.

Reservations booked through our property manager (paid by check, Venmo, or Zelle) can't be changed online. Please work directly with the property manager for any changes or edits. All cancellation policies still apply.

Not indoors: no smoking or vaping inside either home. Smoking is allowed on the porches only. Extinguish fully and collect all butts; do not leave them in the yard, fire pits, or landscaping. Cleanup or indoor smoke remediation is charged to the guest.

The Farmhouse has three exterior cameras: one on the house corner toward the driveway, one on the carport toward the driveway, and one on the back of the carport toward the barn. There are no other cameras on the Farmhouse, and none inside. The Barnhouse has cameras on the shared drive and building only. There are no cameras inside the Barnhouse and none on the private decks.

Book on the Book page. You pay securely with Stripe at booking. There is no separate security deposit; the card may later be charged for documented damage or extra cleaning per the Guest Agreement. Direct stays are 8% off the nightly rate only. Cleaning is unchanged. The 3% card processing fee covers payment processing costs and is non-refundable.

Email bossofgary@littleriverfarmhouse.com. The Guest Agreement has the full house rules and legal terms, and Book is where you reserve dates.

Gary is our resident gnome and AI trip planner, openly biased toward Little River Farmhouse and the Barnhouse. He keeps to the chat, and he is sure you will never spot him on the grounds.

He can check real open dates, price a stay using the same prices as the booking page, send you straight to book, share Townsend tips, and sketch short ideas for your days. The full day-by-day plan and printable PDF are ready after you book. A real person handles anything he can't, through Inquire.

Only on your own device. The chat and your first name, if you share it, are saved in your browser for about 90 days so he can say welcome back. If you looked at a stay, said yes or no to emails, or saved a trip agenda, that note stays in the browser too. Nothing is saved to a profile on our server. Use Start over / forget me in the chat to clear it. Tap Shh, Gary in the chat to hide his peeks and page notes on this device for a week.

He only ever asks for an optional first name, and an email only if you say yes to monthly emails. Messages are processed by an AI provider (xAI) to answer. Don't share payment or sensitive info in the chat; booking and payment happen securely on the booking page. Questions he can't answer are saved and emailed to the host with emails and phone numbers stripped, so the host can improve the answers. Unsubscribe anytime.

Not always. He's a gnome, not an accountant. The booking page has the final word on prices and dates.