Kingston Downs is located just 1 hour north of Atlanta and 1 hour south of Chattanooga, TN in the foothills of the Appalachian mountains. Situated on 5,000 acres of private land along the Etowah River, this is your private outdoor getaway. Easily explore the cities of Rome and Cartersville, alongside notable destinations such as Berry College, Oak Hill, The Historical Claremont House, Etowah Indian Mounds, Darlington School, Rome Tennis Center, Cartersville Sports Complex, and much more.

A 2-night minimum stay is required on weekends (Friday/Saturday). A 3-night minimum stay is required during holidays. Single-night bookings are accepted by special request only and are limited to Sunday-Thursday.

• Up to 30 Days Before Check-in: You can cancel or change your reservation and get a full refund.

• 7-30 Days Before Check-in: You can cancel or change your reservation and get a 50% refund.

• Less Than 7 Days Before Check-in: No refund is available for cancellations or changes.

• Within 48 Hours of Booking: You can cancel within 48 hours of booking and get a full refund, as long as it's at least 14 days before check-in.

• Within 6 hours of Booking: A full refund will be given if a cancellation is requested.

Reservations are non-refundable or transferable to a new date after 14 days prior to the date of your check in. You can instead gift your standing reservation to a friend or family member.

All cancellations must be submitted in writing via email to book@kingstondowns.com. Phone cancellations will not be accepted.

If Travel Insurance is not purchased, we do not cancel and refund reservations due to rain, thunderstorms, or illnesses.

Guests are welcome to check-in at 3 pm. Check-out is at 11 am.

We know that adventures are even better with your dog by your side. That’s why nearly all of our accommodations are dog-friendly, offering your pup the same warm welcome you’ll receive.

Please note: The Nest Cottage is reserved as a pet-free retreat.

Dog Fee
Cottage Stays: $75/pet per reservation
Glamping Stays: $45/pet per reservation
Single-Night Stays (Cottages or Clubhouse): $45/pet per reservation

All of our spaces are self-catering, so you’ll have your own space to cook, gather, and make yourself at home.

If you’d rather ease into the morning, we offer a biscuit breakfast from our friends at Sunflour Bakery in nearby Rome — local, organic, and available by request.

Each space is a little different, so take a look at the individual accommodation pages to learn more about the cooking setup in each one.

At this time, property access and experiences are limited to registered overnight guests.

Professional Photoshoots

Kingston Downs is a private property, and professional photo shoots are not permitted without prior permission and payment of our property access fee. Professional photoshoots are, but not limited to engagements, family portraits, graduation, prom, homecoming and other situations that may or may not include hiring a third party photographer.

Our fee is $250 for 3 hours of access for up to 6 people. For a larger group, it's $50/person over.

Commercial Photography and Filming

Commercial photography is intended to showcase a product or other commercial interest while filming is specific to film or television productions. Requests must be submitted at least 72 hours in advance to allow us time to review and assess any potential impact on other guests or activities. All commercial photographers and filmmakers must provide proof of liability insurance, with Kingston Downs named as an additional insured party prior to the shoot.

Fees will be determined on a case-by-case basis, depending on the scope and nature of the shoot.

The quality of coverage can vary based on your service provider. However, we find that most carriers have a strong signal across the property.

While we're all about getting away from daily life hustle and devices, we acknowledge that sometimes having access to wifi is a necessity. Our cottages have wifi, however our Glamping tents and Clubhouse do not as they are designed to encourage guests to explore the outdoors.

We do not allow overnight guests to bring ATV’s to explore the property.

Unless it’s part of an organized event, we do not allow personal tents or RV’s on the property.