Each individual home has a listed maximum occupancy, which excludes infants under 18 mos. Occupancy limits are strictly enforced.

Abuse of occupancy limits at any time during the stay will result in $100 charge per person, per night, over the maximum, or, at the discretion of the owner, the agreement is terminated and guests must vacate the property immediately without any refunds.

Holiday rate

Holiday rate is an additional $50 per night. Minimum stays are required for holidays.


Please inquire about pets. Pets are an additional $30 per night, per pet. Not all homes are pet friendly. Unauthorized pets will result in a $500 charge and termination of agreement without refund of monies paid.

Fireworks and smoking

No fireworks, profanity, indoor smoking, or indoor tobacco use of any kind allowed. Using fireworks will result in termination of rental agreement, and guests must vacate the premises immediately and without refund. If guests smoke indoors or uses tobacco of any kind indoors, there will be a minimum $500 fee and immediate termination of agreement without refund. (Yes, we can tell.)


During all seasons other than peak season, cancellations made at least 60 days prior to scheduled arrival will be refunded their deposit, less a $250 booking fee per home reserved. Due to the advance planning necessary to coordinate the large groups that our homes accommodate, for cancellations within 60 days or early departure, there is no refund unless the cancelled dates are rescheduled by another party.

Reservations made for peak season stays require a 120 day notice in order to receive any refund, and guest is responsible to pay for their reserved dates unless those reserved dates are booked by another party. Please understand that once a reservation is made, those dates are blocked from any other group who may be looking for those same dates.

Most of our larger groups reserve a home far in advance. We suggest checking into trip insurance for unexpected situations which may prevent you from traveling on the dates you have reserved if you are worried you might have to cancel within the nonrefundable period.

Travel insurance

We do not sell trip insurance, but you can purchase it on your own. A few sites that are easy to use:

CSA Travel Protection
Travel Guard
Trip Insurance Store

Be sure to carefully read the insurance that you purchase so you know which cancellation reasons are covered and which ones are not.


The amenities listed for each home are for the use of that home’s guests only. If a number of your party is staying elsewhere, they are not allowed to use the amenities on the site of your reserved home. For example, the pool and clubhouse at Branson Canyon, where Ozark Charm is located, can only be used by guests staying in Ozark Charm or other Branson Canyon homes.

Security deposits

Security deposit for any damages or excessive cleaning is required – valid credit card information is used for this purpose or a $500 check (fully refundable when no damages are found or no excessive cleaning is necessary).

Guest property

As with other short term rental facilities, such as hotels, condos, vacation homes, etc., we are not responsible for personal items that are damaged, stolen, or left behind during your stay.  We ask that before you depart that you go through the home to ensure that none of your belongings are left behind.


Although we do everything possible to make your stay as pleasant and carefree as possible, we cannot control or be responsible for the weather or other unforeseen circumstances which may affect your stay.

Unforseen circumstances

In the unlikely event that any circumstance arises which would prevent the owner from being able to rent the home reserved by your group, the owner must be given an opportunity to remedy the situation or to find the guest an alternative accommodation.

Owner would be liable to return only the rent paid for reserved nights in which the home is unable to be rented, but not the nights reserved in which the home is able to be rented.

Illegal activities

No illegal or criminal activities allowed. If guest commits any illegal or criminal activities on the premises whatsoever, any rental agreement is terminated immediately and guests must vacate the premises without refund of any rent paid.


Any dispute which may arise between the owner and the guests which cannot be resolved shall be brought in the circuit court of Franklin County, Missouri, only. The non-prevailing party will reimburse the prevailing party’s legal fees, court costs, and any additional costs the prevailing party incurred from legal action.

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