Title: Lakefront Dream Luxury Estate. Close to Village. - 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 # Lakefront Dream Luxury Estate. Close to Village. Waterfront vacation home with kitchen and balcony ## Photo gallery for Lakefront Dream Luxury Estate. Close to Village. ![Interior - Lakefront Dream Luxury Estate. Close to Village. (Big Bear Lake)](https://images.trvl-media.com/lodging/43000000/42340000/42335100/42335019/20027d2e.jpg?impolicy=resizecrop&rw=598&ra=fit) ![Outdoor spa tub - Lakefront Dream Luxury Estate. Close to Village. (Big Bear Lake)](https://images.trvl-media.com/lodging/43000000/42340000/42335100/42335019/d847d0cb.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Exterior - Lakefront Dream Luxury Estate. Close to Village. (Big Bear Lake)](https://images.trvl-media.com/lodging/43000000/42340000/42335100/42335019/w1536h1019x0y0-ec26e5d5.jpg?impolicy=resizecrop&rw=297&ra=fit) ![TV, fireplace, offices - Lakefront Dream Luxury Estate. Close to Village. (Big Bear Lake)](https://images.trvl-media.com/lodging/43000000/42340000/42335100/42335019/9477b407.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Bar (on property) - Lakefront Dream Luxury Estate. Close to Village. (Big Bear Lake)](https://images.trvl-media.com/lodging/43000000/42340000/42335100/42335019/bfae06a6.jpg?impolicy=resizecrop&rw=297&ra=fit) - Overview - Location - Amenities - Policies Nestled on the banks of Big Bear Lake, this unique lakefront log home offers an unforgettable escape. Enjoy sweeping water views from the expansive entertaining deck, unwind in a sauna or soak in the hot tub after a day on the slopes. With modern appliances and ample space, cooking is easy for groups of any size. ## Reviews 10 Exceptional ### Entire home 5 bedrooms4 bathrooms5000 sq ft ## Popular amenities - Kitchen - Washer - Dryer - Air conditioning - Outdoor Space ## 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. ### Lakefront Dream Luxury Estate. Close to Village. Summary: Set on the banks of Big Bear Lake - yet just moments from the ski slopes and village. Feel welcome at this unique lakefront log home offering you the vacation escape you’ve been dreaming of. You will enjoy the best of character-filled cabin living along with a huge range of luxurious modern features and, of course, those sweeping water views to make it all an unforgettable experience. Dock not available Nov-March The Space: From the expansive 5,000 sq ft, five-bedroom layout and the soaring log ceilings, to the large stone fireplace and towering windows that perfectly frame the mesmerizing lake views, there’s a lot that is sure to delight you about this Big Bear home. Whether you’re preparing a quick meal or catering for the whole group, the beautifully-appointed kitchen will make cooking easy with all the essentials at your fingertips. There’s a suite of modern appliances, ample space and a gas cooktop, while a breakfast bar and a formal dining room await you, or you can step out to the expansive entertaining deck to take the fun outdoors. There’s a TV room with a log-burning fireplace and a 60” LCD TV, a game room with a bar, pool table and shuffleboard, plus there’s also a sauna and a new hot tub for unwinding after spending hours on the slopes. Those who love to get out on the lake will adore the deep waters and long private dock while a generous range of shops, restaurants, cafes and bars are also within easy reach of this incredible vacation home. Come see what memorable and unbeatable experiences await you! Includes Fast Wifi, Spectrum Cable App, TV's in most rooms, 2 Laundry areas, Kurig and 12 cup coffee maker, Natural Gas BBQ Island in backyard, Sparkling Spa, Grass area, Plenty of seating for the entire group. NOTE: We cannot allow any pets. Dock not available Nov-March We want you to know that we’re doing our part to help our guests stay safe by cleaning and disinfecting frequently touched surfaces (light switches, doorknobs, cabinet handles, remotes, etc.) before you check in. House is vigorously cleaned before your arrival. Guest Access: Guests have access to all 5 bedrooms. There is a separate bedroom lock off upstairs for owner's belongings that is not pictured and does not affect stay. Also garage is not available. Plenty of parking in driveway and parking pads. The Neighborhood: Cabin is located on the lake. Close to Village and Slopes. Best view in Big Bear. Getting Around: Car is recommended but Big Bear does have Uber and Taxi Service. ## Property amenities ### Pool/Spa - Hot tub ### Internet - Available in the house: WiFi ### Parking and transportation - Parking on site ### Kitchen - Coffee/tea maker - Cookware, dishware, and utensils - Dishwasher - Microwave - Oven - Refrigerator - Stovetop - Toaster ### Bedrooms - 5 bedrooms - Bedsheets provided ### Bathroom - 3.5 bathrooms - Bathtub - Hair dryer - Shower - Towels provided ### Living spaces - Fireplace ### Entertainment - TV with cable/satellite channels ### Outdoor areas - Balcony - Barbecue grill - Garden ### Laundry - Laundry facilities - Washing machine ### Work spaces - Office ### Comfort - Air conditioning - Heating ### Pets - No pets allowed ### Suitability/Accessibility - Smoking not allowed ### Services and conveniences - Iron/ironing board ### Location highlights - On the waterfront ### 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) - Fire extinguisher ### General - Garden - Unit size: 5,000 square feet ## Similar properties ![Smart TV, fireplace, table tennis, books](https://images.trvl-media.com/lodging/106000000/105860000/105855200/105855127/248d68a6.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Woodsy Chic Family-Friendly Spacious Getaway Twin Peaks - Kitchen - Washer - Dryer - Pet friendly [](https://www.expedia.ca/Hotel-Search?startDate=2026-01-02&endDate=2026-01-03&selected=105855127&PinnedHotelID=105855127&HadPinnedHotel=true®ionId=-1&adults=2) ![Interior](https://images.trvl-media.com/lodging/98000000/97570000/97567600/97567592/w977h683x23y0-53542a33.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### 6 Bedrooms, 9 Beds, almost 6000 SQFT - 2 Game Rooms -Putting Green - By The Lake Big Bear Central - Hot tub - Kitchen - Washer - Dryer 8.8 Excellent 3 reviews [](https://www.expedia.ca/Hotel-Search?startDate=2026-01-02&endDate=2026-01-03&selected=97567592&PinnedHotelID=97567592&HadPinnedHotel=true®ionId=-1&adults=2) ![Terrace/patio](https://images.trvl-media.com/lodging/35000000/34140000/34138400/34138382/b50a5c24.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Tranquil Bears Den by Destination Big Bear : Game Room with Pool Table, Ping Pong, Air Hockey & more! 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Breathtaking Lake Views! Gameroom! Hot Tub! Boulder Bay - Hot tub - Kitchen - Washer - Dryer 9.6 Exceptional 11 reviews [](https://www.expedia.ca/Hotel-Search?startDate=2026-01-02&endDate=2026-01-03&selected=71587654&PinnedHotelID=71587654&HadPinnedHotel=true®ionId=-1&adults=2) ## Policies ### Check-in Check-in time starts at 4:00 PM Minimum check-in age: 25 ### Check-out Check-out before 10:00 AM ### Special check-in instructions An adult age 18 or older must assume all liability for the booking 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 ### Rules City of Big Bear Lake Vacation Rental Ordinance is strictly enforced. Fines from $500 to up to $10,000 can be assessed to guests who do not comply.... ### Pets Pets not allowed ### Children and extra beds Children are welcome ### Events No events allowed ### Smoking Smoking is not permitted ## 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 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 This property has outdoor spaces, such as balconies, patios, terraces which may not be suitable for children; if you have concerns, we recommend contacting the property prior to your arrival to confirm they can accommodate you in a suitable room 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 2021-1217 ### Property is also known as Vrbo Property 62290be7915fa2003156a2c1 ## About the area ![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%7C34.24174%2C-116.95960&channel=expedia-HotelInformation&maptype=roadmap&scale=1&key=AIzaSyCYjQus5kCufOpSj932jFoR_AJiL9yiwOw&signature=D7CkCIdIVEH9pvphoL73xzsyVjs=) Big Bear Lake, CA #### What's nearby - Big Bear Lake \- 1 min walk \- 0.1 km - Boulder Bay Park \- 1 min drive \- 0.8 km - Alpine Slide at Magic Mountain \- 5 min drive \- 4.1 km - The Village \- 6 min drive \- 4.9 km - Snow Summit \- 10 min drive \- 8.2 km #### Getting around - San Bernardino, CA (SBD-San Bernardino Intl.) - 65 min drive #### Restaurants - ‪Tropicali - ‬6 min drive - ‪Oakside - ‬6 min drive - ‪De La Nonna - ‬6 min drive - ‪Saucy Mama's - ‬7 min drive - ‪The Bear Trap - ‬5 min drive ## Frequently asked questions ### Is Lakefront Dream Luxury Estate. Close to Village. pet-friendly? ### How much is parking? ### What time is check-in at Lakefront Dream Luxury Estate. Close to Village.? ### What time is check-out at Lakefront Dream Luxury Estate. Close to Village.? ### Where is Lakefront Dream Luxury Estate. Close to Village. located? ## Have a question? Beta Get instant answers with AI powered search of property information and reviews. Ask a question ## Lakefront Dream Luxury Estate. Close to Village. 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 36 8 - Good 0 6 - Okay 0 4 - Poor 0 2 - Terrible 0 ### 10 Cleanliness ### 10 Location ## Reviews ### 10/10 Excellent #### Kayla C. Dec 11, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Even better in person Celebrated a birthday with friends and all were blown away of the beauty of this property. It is even better in person. It was a great trip. ##### Kayla C. Stayed 2 nights in Dec 2023 ### 10/10 Excellent #### Rena S. Jun 24, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing Home! We had an amazing time staying at this luxury cabin! We stayed for 3 nights with our family and might do four nights next year. We brought our boat so it was great having the dock. The views are breathtaking. The layout of the house was perfect. Check-in was easy and hosts were very responsive. We will definitely be coming back! ##### Rena S. Stayed 3 nights in Jun 2024 ### 10/10 Excellent #### Ali K. Apr 14, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Rent this house!!! This house is absolutely incredible. Beautiful views, great location, and lots of activities. We loved the lakefront location, the game room, and the open layout of the house. Mario & Ivette were very communicative and accommodating. Absolutely will be renting this house again! ##### Ali K. Stayed 2 nights in Apr 2024 ### 10/10 Excellent #### Antoinette J. Nov 3, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Excellent Beautiful home, nice dock, enjoyed the spa & hot tub. Very comfortable and homey and special. Family of 8 everyone enjoyed the decor and cozy setting. So much fun in the game room and nice space outdoors. Thouroughly fun! ##### Antoinette J. Stayed 3 nights in Oct 2023 ### 10/10 Excellent #### Melissa D. Jun 16, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing Lakefront Home! Right from the start, the property is breathtaking. Gorgeous curb appeal, grand entrance, perfect lake view, and jaw dropping interior. The house is very clean and comfortable. There is so much space in this home, it fit our group of 11 easily. The decor was appreciated by our group of outdoorsmen and women. The kitchen is very well stocked for all of our cooking needs. When we had a question for the property manager, the response was immediate and friendly, thanks Mario! We would definitely book this property again. ##### Melissa D. Stayed 4 nights in Jun 2024 ### 10/10 Excellent #### Aleasha R., Westlake Village Aug 1, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Once in a lifetime views/feels The house is perfection. It was emotional waking in the front door because the views kind of knock the wind out of you with their beauty Ana awe. Mario is a saint who we enjoyed some minor interaction with because we accidentally set smoke detectors off while cooking. Everything was comolete perfection. We’re going back every year. House is ENORMOUS. It would be perfect any time of year. We love this home and the host! Best VRBO yet! ##### Aleasha R. Stayed 3 nights in Jul 2023 ### 10/10 Excellent #### Sharon B. Aug 5, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Family Fun on the Lake Our family of 8 adults and 3 young children stayed for a week in July. Everything about the house was awesome! The location was perfect… close to the village, walking distance to the popular Castle hiking trail, back yard faces East for a beautiful sunrise and views across the lake, location on lake and large dock with shade and chairs perfect for swimming and kayaking (we rented kayaks for 2 days from Getboards who delivered right to our dock.) The bedrooms were all large and there were plenty of bathrooms nicely stocked with shampoo, conditioner, soap and plenty of towels. We cooked or grilled almost every day (well stocked kitchen!) and mostly ate at the large table on the deck, but had our Sunday dinner in the lovely dining room. We had a few movie nights in the front room with the TV and spent a lot of time in the game room playing pool, ping pong, table bowling, jenga, board games and cards (really nice poker table that seats 8). The sauna was used every day and the outdoor shuffleboard was a huge hit. We went on the pirate ship (and watched it pass by our dock several times a day) and rented a pontoon for a nice evening cruise (rental company rules don’t allow you to dock at your lake house). When we arrived, the cherry tree in the front yard was full of cherries for us to enjoy! By the end of the week, they were all gone…the birds and chipmunks enjoyed them too. Mario was very responsive and wonderful to work with. We would definitely stay here again! Thank you! ##### Sharon B. Stayed 7 nights in Jul 2023 ### 10/10 Excellent #### Malia S. Jun 21, 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### A great family getaway Our family had a wonderful stay at Big Bear. This home provided plenty of space, beautiful views, activities and more. The house is conveniently located near hiking trails, boat rentals and localShops. The property management team was very helpful with responding to questions and needs. ##### Malia S. Stayed 5 nights in Jun 2025 ### 10/10 Excellent #### Aleasha R. Jun 25, 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Another Blast of a Stay! Perfect location for large group. Quiet, so clean, SO many amenities you want for nothing. It’s such a special place to go relax, adventure and reset. Mario is fabulous as usual. We’ll be back again next year! ##### Aleasha R. Stayed 3 nights in Jun 2025 ### 10/10 Excellent #### Amy S. Jun 17, 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Large home with lots of room for our adult children and their families. Fully stocked kitchen, a large dining table, and lots of furniture easily accommodated all of us. We had helpful communication with the owner a couple of times and they responded almost immediately. Had a great stay! ![](https://a.travel-assets.com/ugc/hotel-reviews/c77c4df9-616c-4184-8f02-05c82323cf46-1750130456859.jpg?impolicy=resizecrop&rw=204&ra=fit&q=high) ##### Amy S. Stayed 7 nights in May 2025 ### 10/10 Excellent #### Sasha S. Apr 24, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great & Fun House! Sauna was the best part, clean and beautiful. Game room was fun, and all the little details in the decor around the house were fun to find and appreciate! ##### Sasha S. Stayed 3 nights in Apr 2023 ### 10/10 Excellent #### oscar y. Jul 26, 2020 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Best of Big Bear Lake The house, the place, the setting, and the lake.....all great and perfect to entretain the family. They all had a good time. Do especial mention to the host! Excellent comunication all the time! ##### oscar y. Stayed 4 nights in Jul 2020 ### 10/10 Excellent #### Cheryl R., San Tan Valley Jun 19, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Family vacation The property is beautiful overlooking the lake with a dock that we used for fishing and kayaking. All the bedrooms are on the lower level with the game room, kitchen and family room on the upper level, lots of stairs. The kitchen is well stocked with everything that you need. We had a couple minor issues with the refrigerator and spa that were addressed with the property manager, overall we had a wonderful week and many happy family memories. We will definitely be back. ##### Cheryl R. Stayed 5 nights in Jun 2021 ### 10/10 Excellent #### Cathleen J., Temecula, CA Jan 23, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Excellent Stay We were there with 3 families (kids ranging in age from 5-10) and the house was perfect. Plenty of room and things for the kids to do. The house was well stocked and we were able to cook all of our meals there (no one wanted to leave). The decor in the house is great and really gives that mountain feel. The kids loved all the different games and activities and playing outside. We also liked that all the bedrooms are a decent, and similar size, so the adults had space. The house was absolutely perfect and is better than pictured. Super responsive communication from property manager. ##### Cathleen J. Stayed 2 nights in Jan 2023 ### 10/10 Excellent #### Lori L. May 20, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Pure Relaxation with loads of fun amenities that made for wonderful family time!! Wonderful experience. Only hiccups were I messaged property manager and never received response. (We were able to figure out ourselves so not a huge issue). Other issue was technology on tv in front room needs to be updated. One evening we were going to watch movie as family but could not get into apps. Again, not a huge issue as there were so many things to do together in the house without any tv. House is well stocked and clean. We had everything we needed to make family meals. We highly recommend this property and will return. ##### Lori L. Stayed 4 nights in May 2021 ### 10/10 Excellent #### Priscilla F. Feb 14, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Beautiful Cabin! We enjoyed our stay at this cabin very much! The cabin was very clean and well stocked with kitchen supplies. The lake views are absolutely stunning. There was so much room for our toddler to run around and so many interesting things for her to look at. We really enjoyed playing in the snow and feeding the ducks. It was only about 10-15 minutes to town. Overall, this was a great experience and the management company was very responsive/accommodating to our needs traveling with a toddler. The only things that could have been improved are: the bed mattresses (they seemed a bit old and sunken in, we had to change rooms after the first night the second room was a bit better), the antler chandeliers in the main living room had several bulbs burned out, and some of the door knobs downstairs were loose, a welcome bottle of champagne/wine would have been a really nice touch for the price of the rental. Thanks for letting us stay here, we'd love to visit again! ##### Priscilla F. Stayed 3 nights in Feb 2021 ### 10/10 Excellent #### Marcia B. Oct 9, 2022 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect fit for the whole family Our family of 12 had a fantastic stay in this beautiful yet very comfortable home. There were multiple places for us to sit and visit or play games and we all ate together around the large dining table. The house shows very well online but it was even better in person. ##### Marcia B. Stayed 3 nights in Sep 2022 ### 10/10 Excellent #### Jason S. Jul 17, 2022 Liked: Cleanliness, check-in, communication, location, listing accuracy #### 50th Wedding Anniversary Family Stay We thoroughly enjoyed our family time at Boulder Bay! The house is spacious enough for everyone to relax. We were all impressed with the house layout, especially the main floor game room. Plenty of seating and beds throughout the house. Multiple large dining areas both inside and outside. The floating dock was a perfect gathering place to enjoy the lake and sun. The kitchen had every utensil, appliance and dishware that you’d need for your stay, and two sets of washer and dryers! Overall, the house was extremely clean and well-kept, and provided entertainment for all ages. We made many great family memories! ##### Jason S. Stayed 7 nights in Jun 2022 ### 10/10 Excellent #### Chantelle S. Jun 30, 2022 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing getaway This house was perfect for a 5 day family reunion. There was enough space for everyone to find something that they loved from fishing, ping pong, hiking, cooking, and just hanging in the porch together to play games. We will be back again for sure! ##### Chantelle S. Stayed 4 nights in Jun 2022 ### 10/10 Excellent #### Shayna G. May 31, 2022 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Exceptional in every way We stayed in this house with a group of four families with small children and I couldn’t recommend this property more. It was spotlessly clean, even better than the pictures could show and super well equipped. Location was stellar, we enjoyed fishing off their dock, quick trips into town and all the space we had to spread out. We won’t hesitate to book this home again. Easy, friendly and helpful communication with the host—really, look no further and book this house! ##### Shayna G. Stayed 3 nights in May 2022 ### 10/10 Excellent #### Taylor P. Feb 21, 2022 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Exellent family trip BEAUTIFUL AUTHENTIC CABIN ##### Taylor P. Stayed 3 nights in Feb 2022 ### 10/10 Excellent #### MARLENE L., Las Vegas Dec 30, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing amazing view Absolutely beautiful cabin, everywhere you look was just amazing with all the little details in the cabin and decor made the whole cabin/lake life more enjoyable. Kitchen was a dream to cook in, beds were super comfy. All the games kept both the kids and adults very entertained. ##### MARLENE L. Stayed 4 nights in Dec 2021 ### 10/10 Excellent #### Trevor C. Sep 29, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Beautiful house, wonderful location Spent 3 nights on the property. Had a wonderful relaxing trip. ##### Trevor C. Stayed 3 nights in Sep 2021 ### 10/10 Excellent #### Jen C., Costa Mesa, CA Sep 15, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### BETTER THAN EXPECTED This property is even more amazing in person. It's also very private. I did not see or hear anyone else around us. There is a private dock. We went wake surfing and the boat just dropped off and picked up right at the dock. Mario was great and quick to answer any of my questions. My only regret is that we didn't stay longer! ##### Jen C. Stayed 2 nights in Sep 2021 ### 10/10 Excellent #### Kurtis K. Sep 3, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Beautiful and fulfilling getaway What an amazing cabin. We feel like we got the best cabin on the lake during our stay. Every room has entertainment and a purpose. The sauna was so great to use and then be able to jump right in the lake off the dock after sweating it out. Amazing views from the back deck. The only slight downside was that the noted locked “owners room” was actually the main master bedroom which you do not have access to. The master bedroom is an important part of a big house like this and we felt disappointed we couldn’t use it or see it. There were actually 2 locked rooms, the master upstairs and another downstairs which I’m not sure what it was. Besides that, it was a fantastic place to stay. I would suggest the owners make their locked room one of the guest bedrooms so guests can have the full experience. Even with that, we would definitely rent again!! ##### Kurtis K. 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