Title: World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens - Latest Reviews, Deals & Photos 2026 - Expedia.ca [See all properties](http://www.expedia.ca/Hotel-Search?regionId=&adults=2&children=&sort=RECOMMENDED&useRewards=false&semdtl=&userIntent=&vip=false) Entire home # World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens Family-friendly vacation home with a water park and a hot tub ## Photo gallery for World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens ![Exterior - World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens (Dallas)](https://images.trvl-media.com/lodging/64000000/63750000/63742500/63742445/eb035848.jpg?impolicy=resizecrop&rw=598&ra=fit) ![Fridge, microwave, oven, stovetop - World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens (Dallas)](https://images.trvl-media.com/lodging/64000000/63750000/63742500/63742445/0f45ac08.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Interior - World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens (Dallas)](https://images.trvl-media.com/lodging/64000000/63750000/63742500/63742445/fe18fce4.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Smart TV, books - World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens (Dallas)](https://images.trvl-media.com/lodging/64000000/63750000/63742500/63742445/34855953.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Outdoor dining - World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens (Dallas)](https://images.trvl-media.com/lodging/64000000/63750000/63742500/63742445/bbb12636.jpg?impolicy=resizecrop&rw=297&ra=fit) - Overview - Location - Amenities - Policies Take advantage of golfing on site, a water park, and a firepit at World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens. For some rest and relaxation, visit the hot tub. Stay connected with free in-room WiFi, and guests can find other amenities such as a garden and a playground. ## Reviews 10 Exceptional ### Entire home 2 bedrooms1 bathroomSleeps 8765 sq ft ## Popular amenities - Kitchen - Washer - Dryer - Air conditioning ## Add dates for prices Check-in Check-out Travellers ## About this property ### Entire place You'll have the entire home to yourself and will only share it with other guests in your party. ### World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens BISHOP BUNGALOW: Fabulous World Cup Location Bishop Arts District, Dallas, Texas We are located smack dab in the center of the Dallas’s Bishop Arts District. One block from shops, restaurants, and bars. Our 2 bedroom, 1 bath house is promoted as hypoallergenic, so it is non-smoking inside and there are absolutely no pets. The only exception is for a fully trained & certified seeing eye dog. Visitors are welcome to smoke on the patios outside but there is absolutely no smoking or vaping inside the house or the garage. Clean ashtrays can be found in on patio tables outside. Bedroom 1 has an adjustable queen bed and there is a pac-n-play for infants and toddlers in the closet. Bedroom 2 has 2 sets of bunk beds. One set has XL-twin mattresses and the other has regular twin mattresses.. Each bunk bed is rated for 400 pounds. The living room has a very comfortable chaise lounge measuring 70 inches that sleeps 1\. At this time, the house is designed to comfortable sleep 8 counting the pac-n-play. An air mattress can accommodate 1 more peorson but I do not recommend it as this makes the space too crowed. Parking: One small vehicle can fit in the garage with room for another vehicle to be parked in driveway near patio, as long as the first garage is not blocked. Amenities include: \* Free high speed WiFi, direct TV, Netflix, Paramount plus, Disney plus, HULU, ESPN which is accessed through Disney app \* Hot tub mineral spa that seats 7 which will be deep cleaned, sanitized for your private use \* Barbecue Grill \* Outdoor Patio Seating \* Outdoor Putting Green with 5 holes. \* Herbs and Seasonal Vegetables from our gardens. \* Indoor and outdoor toys and games for children of all ages Note: We like when a group of young people come for a special event but we are NOT a party house. Do not book expecting to have a party. Do not expect to drop of your minor children and pick them up the next day. Unless written permission is given, people under the age of 21 must be in the company of their parent or legal guardian. Violation of this regulation will result in guest forfeiting the booking fee and deposit as well as being evicted from the property. Transportation: We are usually less than 20 minutes from any location in Dallas by car and only a few blocks to DART (Dallas Area Rapid Transit). A perfect World Cup location. My home couldn’t be in a better area. I love that all the shopping, restaurants, and bars I need are such a short walk. There is even a grocery store 4 blocks away. The city Zoo is less than 2 miles from here. It is short distance to the bike and walking paths along the Trinity River. There is literally something for everyone nearby. I’ve been told by my younger guests that the club scene is diverse. While Bishop Arts is very popular spot for nightlife and quite safe with live music and great food, other great areas include Deep Ellen, the Design District, Downtown, and Uptown. While in many cities the Downtown area is to be avoided at night ours is a happening place for nightlife with live music and several hot spots including the Jaxon Beer Garden, Double Tap Bar and adjoining food hall, and an unexpected dive the Rodeo Bar that serves cheap drinks, great burgers, and a laid back vibe. If that’s not your style try the basement speakeasy, Bourbon and Banter at the Statler. Please Note: \* Motion and noise activated security cameras are located outside around driveway, putting green, gardens, and hot tub. \* While it happens less now, there can be periodic construction ## Property amenities ### Beach - Beach towels ### Pool/Spa - Hot tub ### Internet - Available in the house: Free WiFi ### Parking and transportation - Onsite parking options include a garage ### Kitchen - Blender - Coffee/tea maker - Cookware, dishware, and utensils - Dishwasher - Electric kettle - Ice maker - Microwave - Oven - Paper towels - Refrigerator - Spices - Stovetop - Toaster ### Bedrooms - 2 bedrooms - Bedsheets provided ### Bathroom - 1 bathroom - Bathtub or shower - Hair dryer - Shampoo - Soap - Toilet paper - Towels provided ### Living spaces - Living room ### Entertainment - Books - Games - Smart TV ### Outdoor areas - Barbecue grill - Fenced yard - Firepit - Garden - Outdoor furniture - Patio ### Laundry - Laundry facilities - Washing machine ### Work spaces - Desk - Desk chair ### Comfort - Air conditioning - Heating ### Pets - No pets allowed ### Suitability/Accessibility - If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking. - Wheelchair accessibility - Smoking not allowed - Note from host: Home is as hypoallergenic as possible. ### Services and conveniences - Iron/ironing board ### Location highlights - In the city center - Near a health/beauty spa - Near a hospital - Near a zoo ### Things to do - Golf - Water park - Cycling nearby - Golfing nearby - Hiking/biking trails nearby - Theme park nearby ### Safety features - Carbon monoxide detector (host has indicated there is a carbon monoxide detector on the property) - Smoke detector (host has indicated there is a smoke detector on the property) - First aid kit - Fire extinguisher - Deadbolt lock ### General - Garden - Property located in a resort - Unit size: 765 square feet ## Similar properties ![Outdoor pool](https://images.trvl-media.com/lodging/118000000/117860000/117854900/117854900/f6f75847.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### North Dallas Cozy 1-bedroom apartment, Resort style pool, close to everything Addison - Pool - Hot tub - Kitchen - Washer CA $164 CA $330 total includes taxes & fees Feb 2 - Feb 3 [](https://www.expedia.ca/Hotel-Search?startDate=2026-02-02&endDate=2026-02-03&selected=117854900&PinnedHotelID=117854900&HadPinnedHotel=true®ionId=-1&adults=2) ![Fridge, microwave, oven, stovetop](https://images.trvl-media.com/lodging/95000000/94870000/94866800/94866711/74515998.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Cozy, charming house. 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Dallas - Kitchen - Washer - Dryer - Free WiFi 9.4 Exceptional 27 reviews CA $241 CA $776 total includes taxes & fees Feb 6 - Feb 7 [](https://www.expedia.ca/Hotel-Search?startDate=2026-02-06&endDate=2026-02-07&selected=66885566&PinnedHotelID=66885566&HadPinnedHotel=true®ionId=-1&adults=2) [Compare similar properties](/Hotel-Search?startDate=2026-02-10&endDate=2026-02-11&selected=63742445&PinnedHotelID=63742445&HadPinnedHotel=true®ionId=-1&adults=2&comparePropertyIds=63742445,117854900,94866711,99803601,117069152) ## Policies ### Check-in Check-in time starts at 4:00 PM Contactless check-in available Minimum check-in age: 24 ### Check-out Check-out before 11:00 AM Contactless check-out available ### Special check-in instructions You will receive an email from the host with check-in and check-out instructions Information provided by the property may be translated using automated translation tools ### Check-out instructions The host requires you complete the following before checking out: Gather used towels Remove personal items and remove leftover food and drinks Turn off the lights and lock the doors Checkout is by 11am. See that all kitchenware is clean then bag all food items and place trash in outside bin or garage bin if outside bins are at curb. Return all toys, remote controls, speaker and chargers to area where you found them. Turn AC to 77 or heat to 67\. Turn off inside lights. Leave outside security light on. Message host once you have checked out. Failure to complete these may result in a negative review from the host. ### Rules By booking you are agreeing to all terms of the rental / booking agreement which is secured by the deposit. No events or unregistered guests without the written consent of owner. Charged minimum of $500 for breaking this rule. Guests will be charged for damages and for violations of rental / booking agreement. Not a party house for teenagers. ### Pets Pets not allowed ### Children and extra beds Children are welcome Note from host: Safe gated area for children. ### Events No events allowed Minimum $40 per hour, event contract required. ### Smoking Smoking is not permitted Home is as hypoallergenic as possible. ## Important information ### You need to know Extra-person charges may apply and vary depending on property policy Government-issued photo identification and a credit card, debit card, or cash deposit may be required at check-in for incidental charges Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed Onsite parties or group events are strictly prohibited Note from host: Minimum $40 per hour, event contract required. Host has indicated there is a carbon monoxide detector on the property Host has indicated there is a smoke detector on the property Safety features at this property include a fire extinguisher, a first aid kit, and a deadbolt lock This property is managed through our partner, Vrbo. You will receive an email from Vrbo with a link to a Vrbo account, where you can change or cancel your reservation Property Registration Number 172948 ## About the area Near theme parks, this vacation home is in Oak Cliff, a walkable area in Dallas with good shopping. Travelers eager for a bit of culture can stop by Cotton Bowl, while those who have shopping on the agenda may want to visit Dallas Market Center and NorthPark Center. Traveling with kids? Make time for Dallas World Aquarium, or check out an event or a game at American Airlines Center. Relax and indulge in the area's health/beauty spa, or seek out an adventure with cycling and hiking nearby. [Visit our Dallas travel guide](https://www.expedia.ca/Dallas.dx178253) [View more Vacation homes in Dallas](https://www.expedia.ca/Dallas-Private-Vacation-Homes.d178253-aaPrivateVacationHomes.Travel-Guide-Accommodation) ![Map](https://maps.googleapis.com/maps/api/staticmap?&size=660x330&map_id=3b266eb50d2997c6&zoom=13&markers=icon:https%3A%2F%2Fa.travel-assets.com%2Ftravel-assets-manager%2Feg-maps%2Fproperty.png%7C32.74623%2C-96.82990&channel=expedia-HotelInformation&maptype=roadmap&scale=1&key=AIzaSyCYjQus5kCufOpSj932jFoR_AJiL9yiwOw&signature=DDy_GZ__vBqCc-akOHnxOLMX884=) Dallas, TX ### What's nearby - ![Texas Theatre showing signage and night scenes](https://images.trvl-media.com/place/6277702/46fdfc2c-ced6-4b57-b44c-7fd9294d3aa5.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Texas Theatre 7 min walk \- 0.6 km - ![Dallas Zoo](https://images.trvl-media.com/place/6081105/0c2f62c4-0d0a-41ca-83dc-d90c17e72168.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Dallas Zoo 15 min walk \- 1.3 km - ![Kessler Theater showing signage](https://images.trvl-media.com/place/6238431/53fe00cc-d30c-46a7-9179-8e8d5907592d.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Kessler Theater 17 min walk \- 1.4 km - Stevens Park Golf Course 3 min drive \- 1.9 km - Tenth Street Historic District 4 min drive \- 3.4 km ### Getting around - Dallas Union Station 10 min drive - Bishop Arts Stop 10 min walk - Love Field Airport (DAL) 25 min drive ### Restaurants - Jaquval Brewing Co 6 min walk - Stock & Barrel 7 min walk - Tejas 2 min walk - La Paisanita Taqueria 5 min walk - Casablanca 2 min walk ## Frequently asked questions ### Is World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens pet-friendly? ### How much is parking? ### What time is check-in at World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens? ### What time is check-out at World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens? ### Where is World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens located? ## Have a question? Beta Get instant answers with AI powered search of property information and reviews. Ask a question ## World Cup Stay: 2 BR Bishop Arts District House, Hot Tub, Putting Green, Gardens Reviews ## Reviews ### Exceptional All reviews shown are from real guest experiences. Only travellers who have booked a stay with us can submit a review. We verify reviews according to our guidelines and publish all reviews, positive or negative. [More information](https://www.expedia.ca/lp/b/content-guidelines) 10 - Excellent 118 8 - Good 1 6 - Okay 1 4 - Poor 0 2 - Terrible 1 ### 10 Cleanliness ### 9.8 Location ### 10 Property conditions & facilities ## Reviews ### 10/10 Excellent #### Matt M. Nov 18, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect for our needs Cozy little place that was perfect for our needs. Great location, host was warm and welcoming. ##### Matt M. Stayed 4 nights in Nov 2024 ### 10/10 Excellent #### Harrison M. Nov 25, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Wonderful Stay Within walking distance of the Bishop Art District. Good food, live music. Donna was very nice and a wonderful host. ##### Harrison M. Stayed 1 night in Nov 2024 ### 10/10 Excellent #### Billy R. Nov 13, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Excellent Stay for Wedding Weekend Clean and accommodating. great location that has walkable shops, restaurants, and coffee shops. Donna even gave us some garden vegetables for our road trip back home, Would definitely stay again! ##### Billy R. Stayed 2 nights in Nov 2023 ### 10/10 Excellent #### Kim M. Apr 2, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great Location We loved our stay here! The kids loved playing outside, checking out the garden, and the hot tub. We enjoyed the short walk to the shops and restaurants of Bishop Arts. The beds were comfy and the house had everything we needed ##### Kim M. Stayed 2 nights in Mar 2024 ### 8/10 Good #### Elizabeth B. Mar 21, 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Spring break stay Enjoyed the put put and fire pit! Cute bungalow! It was perfect for our little getaway to Dallas! Didn’t get to use the hot tub like I had planned because the family was having so much fun playing games outside! Perfect location for doing all the Dallas family things! Walking distance from shops and the bishop arts district! ##### Elizabeth B. Stayed 3 nights in Mar 2025 ### 10/10 Excellent #### Kristen R. Mar 5, 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Quick Weekend Getaway This was a great place to stay for our girls weekend to see Hadestown. The house was in the perfect location - it was within walking distance of a bunch of shops and restaurants plus we didn’t have to drive for more than 30 minutes to get to any of our other destinations. While we didn’t take advantage of it this trip, the outdoor area was cute. Donna was a great host. The three of us would definitely stay here again! ##### Kristen R. Stayed 2 nights in Feb 2025 ### 10/10 Excellent #### Lia S. Apr 2, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great location and spotless amenities We had a great stay at Donna’s bungalow. We were visiting family close by so didn’t have a chance to explore Bishop Arts, but the home is superbly situated to all the great restaurants and shops in the area. Would highly recommend. ##### Lia S. Stayed 2 nights in Mar 2024 ### 10/10 Excellent #### Alyssa S. Oct 4, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Wonderful bungalow in bishop district. Very clean property. We had great communication with the owner. The house way easy to find, in a wonderful location. It was walking distance to shops, bars, restaurants, bakeries...Would love to stay here again! ##### Alyssa S. Stayed 2 nights in Sep 2023 ### 10/10 Excellent #### Sarah C. Jul 7, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Excellent wedding weekend crash pad Donna's place was the perfect spot for the bridal party to crash post-wedding. Plenty of beds, very clean and in good condition. Donna was very responsive with messages and we had no issues during our stay! ##### Sarah C. Stayed 2 nights in Jul 2024 ### 10/10 Excellent #### CHRIS W. Sep 1, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect Very nice,good location, many amenities. ##### CHRIS W. Stayed 3 nights in Aug 2023 ### 10/10 Excellent #### James B. Apr 27, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Lovely! The bungalow was great and perfectly located. Donna was a great host and so easy to work with. We were within a 15 minute drive to everything we wanted to do in Dallas. Beds were super comfy! Will definitely stay here again. ##### James B. Stayed 4 nights in Apr 2024 ### 10/10 Excellent #### Kerri O. Dec 2, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Cozy and cute We had a great two night stay. The bungalow was perfect for our family and Donna seems to have thought of everything kids might need to keep entertained. Our 8 and 5 year old kids loved all the toys, games, putting green, hot tub and when we could persuade them to leave- walking a few streets over to get breakfast. Highly recommend this safe, clean, and fun spot! ##### Kerri O. Stayed 2 nights in Nov 2024 ### 10/10 Excellent #### Michelle G. Jun 23, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Lovely stay! We stayed with a family of four, including two small children (3 and 6) who really appreciated the toys in the garage and the putt-putt! The space was perfect for our family, and literally steps away from Bishop Avenue. I like that the house was gated and tucked away from the street, too. ##### Michelle G. Stayed 4 nights in Jun 2024 ### 10/10 Excellent #### BEA B. Dec 30, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Flawless and fabulous This property is lovely, quiet, clean, well-appointed and well-situated. The hot tub is a wonderful bonus. Plus, Donna is a responsive and delightful host. In other words, the place is perfect. My husband, stepson and I have stayed there three times and hope to do so every time we visit the Dallas area! ##### BEA B. Stayed 4 nights in Dec 2024 ### 10/10 Excellent #### Mark D. Nov 17, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Awesome Place Donna was awesome and the place was amazing. I told Donna to come meet and and she was such a delight! She had awesome halloween decorations, an amazing garden (she let us take what we wanted), and she was very attentive to all of our needs. The house was perfect and had a great location! ##### Mark D. Stayed 2 nights in Nov 2024 ### 10/10 Excellent #### Ashley T. Apr 18, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Golf trip Great place. Clean, and the hot tub was in great condition. Donna was attentive, and extremely nice. Thank you ##### Ashley T. Stayed 4 nights in Apr 2024 ### 10/10 Excellent #### Chasity M. Sep 14, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### I loved this house The house was perfect !! Donna was so sweet and super cool I would so stay here again ! Walking distance to bars restaurants and shops! She was beyond helpful as well !!! ##### Chasity M. Stayed 2 nights in Sep 2023 ### 10/10 Excellent #### Christie L. Jul 26, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect Stay The accommodations were more than expected! The house is beautiful, practical and great. It is nestled in a quiet area where we could relax after attending professional development classes. The host was extremely nice and attentive to our needs. I would recommend this great house to anyone and would stay again if needed in Dallas. ##### Christie L. Stayed 5 nights in Jul 2024 ### 10/10 Excellent #### Nancy P. Feb 16, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### FANTASTIC HOUSE!! My sister and I stayed here for four nights. It was the perfect location as we needed to be close to the hospital. It's also very close to many restaurants and shops. Donna is the best hostess - always available to answer questions or give recommendations. I would DEFINITELY stay here again!! ##### Nancy P. Stayed 4 nights in Feb 2024 ### 10/10 Excellent #### Shari Z., Texas Nov 18, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great time in Bishop Arts The property is super clean and so much fun. We spent hours playing corn hole, using the putting green, and in the hot tub. The area is great, and the property is in the perfect location. Really close to lots of boutiques, restaurants, and bars. We would love to visit again. ##### Shari Z. Stayed 2 nights in Nov 2023 ### 10/10 Excellent #### DON P. Oct 8, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### OKLAHOMA/TEXAS WEEKEND VERY CLEAN AND WELL APPOINTED ##### DON P. Stayed 2 nights in Oct 2023 ### 10/10 Excellent #### Angela L. Sep 6, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Surgery stay We stayed here because we had a surgery at uptown Baylor. The property was just 4.5 miles from the hospital. I would highly recommend this property for several reasons but the main one being you can walk to lots of restaurants & shopping. ##### Angela L. Stayed 2 nights in Sep 2024 ### 6/10 Okay #### Brian & Kerri B. Mar 21, 2025 Liked: Check-in, communication Disliked: Location #### Small, older bungalow but lots going for it Aging/dated ADU, sleeps 2 adults and 4 kids, garage w/ EV plug (some clutter included), gated driveway (but no house alarm), small but capable kitchen, good wifi and TVs, cool extras like a little putting green and hot tub, good shower but worn/thin mattresses, about 40 rules and 20 checkout policies, lots of construction in the area means early morning wake ups but also future improvements, not for long stays. ##### Brian & Kerri B. Stayed 2 nights in Mar 2025 ### 10/10 Excellent #### Mary Ann A. Sep 17, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Right on Point Great location. Donna was very prompt when we had an issue of our own doing. She was very sweet and accommodating. Next time we are in town we will be coming back. ##### Mary Ann A. Stayed 4 nights in Sep 2024 ### 10/10 Excellent #### BEA B. Aug 12, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect! We truly cannot find any flaws in this property or our experience there. Donna is a wonderful host. The unit was impeccably clean, well appointed and simply lovely. The location is quiet but walking distance from a lively scene. We thought it was perfect! ##### BEA B. 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