Rental Policies

Rental Policies


Rates are subject to change without notice. Rates do not include tax and cleaning fees. Monthly rates are available at many properties on a seasonal basis and are based on a 3 month stay.

No weddings, banquets or commercial activities are permitted without the prior written approval of Counts-Oakes Resort Properties. Any such unauthorized use, illegal activity or disturbance of the peace will result in eviction and forfeiture of all rents and deposits. Subletting of units is strictly prohibited and is considered grounds for eviction.

Reservations/Advance Payment

At the time of booking, an refundable security deposit is due to confirm your reservation. The advanced payments or deposit is due when our reservation is made.  The security deposit is fully refundable after departure if there are no damages to the property.

Advance Payment

We accept Discover, MasterCard, Visa, and American Express credit cards. Other acceptable methods of payment include Cash, Money Order, or Traveler’s Check. The Security deposit is required to confirm reservations. At check-in, the deposit automatically converts to a damage deposit and is NOT applied to rent. Security deposit will be refunded 7-10 days after departure.

Final Payments

All rental payments are due 14 days prior to arrival for condominuims and 30 days prior to arrival for all houses and townhomes. Please make payment in the form of cash, traveler’s check, money order, cashier’s check, Discover, Visa, Mastercard or American Express. PERSONAL CHECKS ARE NOT ACCEPTED FOR RENTAL PAYMENTS UNLESS RECEIVED 30 DAYS PRIOR TO ARRIVAL.

Cancellations Daily/Weekly Stays

A processing fee of $50.00/condo and $100/house will be deducted from all reservation advance payments/deposits. If you must cancel or shorten your stay, notice must be given as follows to insure a refund (less processing fee):

Condos – Fourteen (14) days prior to arrival
Houses – Thirty (30) days prior to arrival.

If you cancel within these time frames, the full advance payment/deposit will be forfeited. Any reservations made within 14 days of arrival (30 days for houses) and are cancelled will lose their entire deposit/payments.

Cancellations Monthly Stays

A processing fee of $50.00/condo and $100/house will be deducted from all reservation advance payments/deposits. If you must cancel or shorten your stay, notice must be given as follows to insure a refund (less processing fee):

Condos – Sixty (60) days prior to arrival;
Houses – Ninety (90) days prior to arrival.

If you cancel within these time frames, the full advance payment/deposit will be forfeited. Any reservations made within 14 days of arrival (90 days for houses) and are cancelled will loose their entire deposit/payments.



We will only refund unused days in the event of a MANDATORY evacuation. Cleaning and registration fees are not refundable. No refunds will be given for nights evacuated on MONTHLY Reservations.

Reservation Fee

All daily/weekly reservations include an 10% reservation fee (condos) and a 7.5% reservation fee (houses) calculated on total rent. The reservation fee is non-refundable. The reservation fee applies to each separate “stay,” even if multiple stays are booked simultaneously. The reservations fee is automatically added to a reservation and will appear as a separate line item in the guest’s folio. The reservations fee is not charged to extended-stay rentals (rentals over 28 days). There is a $50.00 minimum reservations fee for extended-stay rentals.

Rental Unit Damage Protection

The reservations fee also includes “peace of mind protection” in case someone in the party may accidentally break something. If an accident happens, as long as the guest reports the details at check-out, we will cover the damages. The Peace of Mind Protection Plan excuses the guest from damages up to $250 as long as the damage is not willful, wanton or a result of gross negligent behavior (excludes damages by a pet). The Peace of Mind Protection Plan is in lieu of a Security Deposit and is required on each reservation. The Protection Plan does not cover fees associated with not abiding by our normal check out procedures (i.e. lost keys/pool tags/video cards or excessively dirty “trashed” units). This does not replace the security deposit on rental houses.

Cleaning Fee

All rental units will require a one-time departure clean fee to be paid by the guest. The clean fee will also be required on monthly reservations and will be applied to each unit booked. If you are staying more than one month in the same rental unit the fee will only be charged on your last month. The clean fee will cover all normal cleaning required after your departure. All fees are subject to sales tax. IF, ON ARRIVAL, you have ANY HOUSEKEEPING PROBLEMS, report them to the front office IMMEDIATELY so that they may be rectified. NO DISCOUNTS WILL BE GIVEN DUE TO HOUSEKEEPING.

Lost Key / Lock Out

There will be a $50.00 charge for any lost key, unreturned key or for any lockout after office hours. Lost pool tags are $20.00.

Maximum Occupancy

The maximum number of guests in a vacation rental is limited by the number of people the unit can sleep in a unit as advertised. Other restrictions may apply. If maximum occupancy is exceeded, you may be required to check out immediately or pay an extra person charge.

Properties Require a Multiple-Night Minimum Stay

Some properties during busier seasons require a 3-night minimum for advance reservations. During Holiday periods and times of limited availability, a longer night minimum may be required. Many vacations homes require a 7 night minimum stay. We reserve the right to change unit assignments.

Check In / Check Out

Check in time is after 4:00 PM. For those arriving after office hours, arrangements should be made by telephone prior to arrival for key pick up information. Check out time is before 10:00 a.m. Check out procedures include removing all garbage from unit, washing all dishes and returning keys to the rental office. Prior approval from management must be secured for late check-out. Otherwise, an extra day’s rent will be charged.

No Daily Maid Service

While linens and bath towels are included in the unit, daily maid service is not included in the rental rate. We suggest you bring beach towels. We do not permit towels or linens to be taken from the units except to launder. An exchange for additional linen is available at the check-in location.

Pet Policy

We know you love your pets, but pets are permitted ONLY in select pet approved properties with advance reservations and a non-refundable $150.00 pet fee. The only exception is for service animals. You must inform our reservations center or the check in location directly prior to arrival if you intend to bring a pet to an eligible unit.

Monthly Priority

Three-month rentals or longer will be given priority during the winter rate structure. Complimentary amenity packages are not included in monthly reservations.

Age Requirements

The individual making the reservation must be 25 years of age or older and must occupy the rental property the entire term of the reservation. Singles under 25 years of age are prohibited unless accompanied by parent or legal guardian. Restrictions may apply regarding the number of people that may accompany a parent or legal guardian – 1 parent for every 3 under 25 years of age. Additional restrictions may apply during the spring break vacation period. Chaperoned groups are prohibited unless prior approval is given by the Counts Oakes Resort Properties Sales Department.


If you are evicted from the unit which you are renting for failure to abide by the rules of the condominium or failure to abide by the rules listed herein, you will NOT be entitled to a refund of the rents paid in advance and the deposit and you will be responsible for damages to the unit or condominium property caused by you or your guests.

Loss / Theft

Agent assumes no responsibility for any loss or theft of guest’s personal property or items left behind in units. Agent assumes no liability for theft or damage to vehicles or items left in them. There will be a charge to return any items that are left behind.

Pool Safety

As there are no lifeguards on duty, for your safety, we request you observe the posted Pool Rules, which forbid diving or jumping.