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.

Best Rate Policy

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

* 7-29 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 may cancel within 48 hours of making your reservation for a full refund, provided your scheduled check-in date is at least 14 days away.

* Last-minute Bookings: If your reservation is made less than 14 days before check-in, you may cancel within 6 hours of making the reservation for a full refund.

Flexible Rate Policy

• *Must Cancel or Move reservation prior to 3pm two days before your reservation for a 90% refund.

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

If the flexible rate 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.

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.