Title: Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn Reviews, Deals & Photos 2026 - Expedia.co.uk [See all properties](http://www.expedia.co.uk/Hotel-Search?regionId=6056637&destination=Buena+Vista%2C+Colorado%2C+United+States+of+America&selected=103917276&adults=2&children=&sort=RECOMMENDED&useRewards=false&semdtl=&userIntent=&vip=false) Entire home # Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn ## Photo gallery for Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn ![TV, video games, table football, books - Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn (Buena Vista)](https://images.trvl-media.com/lodging/104000000/103920000/103917300/103917276/d2847b41.jpg?impolicy=resizecrop&rw=598&ra=fit) ![4 bedrooms, desk, iron/ironing board, travel cot - Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn (Buena Vista)](https://images.trvl-media.com/lodging/104000000/103920000/103917300/103917276/9b1ca50a.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Interior - Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn (Buena Vista)](https://images.trvl-media.com/lodging/104000000/103920000/103917300/103917276/14eadb63.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Fridge, microwave, oven, stovetop - Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn (Buena Vista)](https://images.trvl-media.com/lodging/104000000/103920000/103917300/103917276/98e79c58.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Property grounds - Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn (Buena Vista)](https://images.trvl-media.com/lodging/104000000/103920000/103917300/103917276/9baa3aa1.jpg?impolicy=resizecrop&rw=297&ra=fit) - Overview - Location - Amenities - Policies Perched on 9 acres of land, Collegiate Peaks Retreat offers a serene escape surrounded by 14,000' mountain peaks. With a private hot tub and grill on the back porch, spacious bedrooms and bathrooms for everyone to relax in style. ## Reviews 10 Exceptional ### Entire home 4 bedrooms4 bathroomsSleeps 83262 sq ft ## Popular amenities - Hot tub - Kitchen - Washing machine - Dryer - Pet-friendly - Free Wi-Fi ## 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. ### Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn Come relax in peace and quiet in our 3,300 sq ft DOG FRIENDLY home situated on nearly 9 acres while staring out the windows at 14,000\` mountain peaks. Enjoy world class white water rafting, relax and pamper yourself at the natural hot springs spa or in our hot tub enjoying the stars, hike 14,000 ivy league mountain peaks or hit the slopes with the kids all within minutes of our modern spacious home. This is an outdoor enthusiasts dream. We can\`t wait to host you! The home has 4 bedrooms, 4 bathrooms, a kitchen, mud room/ laundry room, a main family room space and a movie theater room/game room. The house has a front and back porch, which include a grill and hot tub. The home is located on a sprawling 9 acres of property. MAIN BEDROOM 1 king bed, a desk, walk-in closet & en-suite bathroom. A pack & play with sheets can be found in the closet, if needed. SECOND BEDROOM 1 queen bed & walk-in closet THIRD BEDROOM 1 queen bed, walk-in closet & sink/vanity FOURTH BEDROOM 1 queen bed, closet & sink/vanity \*The third and fourth bedroom have a Jack and Jill bathroom with separate, private sinks and vanities. BATHROOMS There are two additional full bathrooms in the home. One is located on the first floor near the second bedroom and the other is located upstairs in the movie theatre room. Our bathrooms are stocked with towels, toilet paper, hand soap, shampoo, conditioner and body wash. KITCHEN The kitchen is stocked with cookware and everything you need to prepare your meals. We provide salt & pepper, hand soap, dishwasher detergent, dish soap, a sponge and trash bags. We also provide local coffee for our guests from The Buena Vista Roastery. The kitchen table seats 6 and the island provides an additional 4 seats. FAMILY ROOM The family room includes an extremely comfortable sectional couch and a large flat screen TV. Guests may use the Roku device to log into their personal streaming accounts. \*Please note that guests do not have access to the wood burning stove due to safety and permit regulations. MOVIE THEATER ROOM/GAME ROOM The movie theater room is located on the second floor of the home. The room includes a giant screen with a projector and a couch. The movie theater room also has a bar with 6 bar stools, a dart board, a foosball table and an arcade machine. BACK PORCH The back porch has a hot tub, grill & 4 Adirondack chairs. The perfect place to relax! LAUNDRY ROOM/MUDROOM The laundry room/mudroom has a washer & dryer. Detergent is provided. We also provide an iron & board for our guests. Guests will have access to the entire 4 BED/4 BATH home including the movie theatre/game room, washer & dryer and 2 porches with 360 degree views of the Collegiate Peaks. Guests will have access to the entire 4 BED/4 BATH home including the movie theatre/game room, washer & dryer and 2 porches with 360 degree views of the Collegiate Peaks. Guests do not have access to the garage or storage closet in the laundry room. Guests also may not use the wood burning stove due to permit and safety regulations. House has parking for 6 vehicles. The driveway is very large and has ample space for trailers, etc. Located 3.5 miles from downtown Buena Vista. The home is in a very quiet, private neighborhood. The home currently has no neighbors next door on either lot and the backyard shares a property line with a cattle ranch/BLM land, which provides another peaceful scenery. The Barn at Sunset Ranch can be seen from the back yard (but you cannot walk through the cattle field there). Collegiate Peaks Retreat is: 1 minute to historic Comanche Drive-In Theater 5 minutes to The Barn at Sunset Ranch 6 minutes to Cottonwood Hot Springs 6 minutes to Charlotte Hot Springs 8 minutes to Downtown Buena Vista 10 minutes to The Surf Hotel 18 minutes to Mount Princeton Hot Springs Resort 35 minutes to Salida 45 minutes to Monarch Mountain 30 minutes to Salida Chaffee County STR Permit #000118 Collegiate Peaks Retreat Rental Agreement Collegiate Peaks Retreat “owners” are William Bruno and Eric Klemm. Collegiate Peaks Retreat “rental company” is EKB Properties LLC. Collegiate Peaks Retreat is located at 16510 Talons Way, Buena Vista, CO 81211\. The following rules are strictly enforced to adhere to the county’s strict rental regulations and to ensure the owner’s rental permit is not revoked and is annually renewed. When a reservation is confirmed at Collegiate Peaks Retreat (on any platform) the renter acknowledges and agrees to the following terms outlined below. The owners reserve the right to cancel any renter’s reservation without notice. The renter is liable for the actions of their guests. PETS Dogs are allowed in the home, but they must be indicated on your reservation ensuring that the pet fee has been paid. We allow a maximum of 2 dogs per stay. All pet waste must be properly cleaned up from the yard prior to departure. Dogs are not allowed on the furniture or on the beds. If excessive pet hair is found on the couches or on the bed linens requiring additional cleaning, an additional charge may be applied. PARTIES No parties are allowed. This is a zero-tolerance policy. If a party is discovered at the property during a stay, the renter will be evicted from the property immediately, charged $250 + damages, and they will not receive a refund for the remainder of their stay. If the party is not discovered until after the renter leaves, the renter will be charged $250 + damages. SMOKING & VAPING No indoor smoking or vaping is allowed. Please dispose of all butts if smoking outdoors. If it is discovered that any guest is smoking inside the property during a stay, the renter will be evicted from the property immediately, charged $250 + damages, and they will not receive a refund for the remainder of their stay. If smoking residue is not discovered until after the renter leaves, the renter will be charged $250 + damages. FIRES Due to the dry climate of the valley and high fire danger, fires of any kind are not allowed at the property. WOOD BURNING STOVE Use of the wood burning stove is not allowed as it poses a high fire risk to the home if improperly operated. If it is discovered during a stay that the renter used the stove, the renter will be evicted from the property immediately, charged $500 + damages, and they will not receive a refund for the remainder of their stay. If its use is not discovered until after the renter leaves, the renter will be charged $500 + damages. THE GARAGE & SUPPLY CLOSET The garage and supply closet in the laundry room are off-limits to our guests. FIREARMS & FIREWORKS The discharging of firearms or fireworks on these premises is strictly prohibited. If either of these rules are broken, the renter will be immediately evicted and will receive a $250 fine + any other legal fees accumulated from the altercation. NOISE No renter shall make, cause, or permit unreasonable noise to be emitted from the property that is audible upon private premises in excess of the limits set forth in Title 25, Article 12, Colorado Revised Statutes, or otherwise disturbs the peace. If the renter violates this rule, the group will immediately be evicted and will receive a $250 fine + any other legal fees accumulated from the altercation. SPEED LIMIT Renters agree to honor the 10 MPH speed limit on Talons Way (our street) so as to not create any dust on the road as a courtesy for our neighbors and agreement of our HOA. LATE CHECKOUT We do not allow late check-outs. The cleaning team needs maximum time to prepare each unit due to our high cleaning standards and occupancy levels. The renter will be charged for a late checkout unless a predetermined agreement has been made between the owners and the renter. Guests that have not checked out by 10:30am on their departure date will be charged $100\. After 10:30am, the renter will be charged an additional $100 for every 30 minutes they stay at the property until they vacate. This rule is to ensure the cleaning team has adequate time to prepare each unit for the next guest’s stay. ADDITIONAL GUESTS The maximum occupancy limit is 8 guests. If unapproved additional guests are discovered at the property during a stay, the renter will be evicted from the property immediately, charged $250 per guest per night, and they will not receive a refund for the remainder of their stay. If the additional guests are not discovered until after the renter leaves, the renter will be charged $250 per guest per night. SECURITY CAMERAS There are motion-activated security cameras located at each exterior entrance. These cameras provide monitoring for when the property is unoccupied and is also used to ensure there are no parties, or unregistered guests. LOST AND FOUND Upon request and payment, the rental company will mail back items left at the property. Renters will be charged a $20 convenience fee + packaging + shipping. WEATHER, SNOW, AND ACCESS TO THE PROPERTY 1\. The property is located at approximately 8,000 feet above sea level and is subject to snow, ice, and severe weather conditions. While not required, 4WD or AWD vehicles may be needed to access the property. CR 306 (Cottonwood Pass) and CR 339 are county-maintained roads and are plowed during high snow accumulation events. However, these roads can still contain ice and caution is advised when traveling on them during winter weather events. 2\. We strive to have the driveway plowed when it snows over 6 inches given the availability of the snowplow. Snow events under 6 inches usually melt within a day or two, however ice may remain. 3\. The sidewalks to the front entrance and hot tub will be shoveled before your arrival. 4\. A snow shovel and salt are provided at the property. These items are provided for convenience and should be used only on the driveway, entryway, and back patio. 5. ## Property amenities ### Pool/Spa - Hot tub ### Internet - Available in the house: Free WiFi ### Parking and transport - Onsite parking options include a garage ### Kitchen - Coffee/tea maker - Cookware, dishware, and utensils - Dishwasher - Hob - Kitchen island - Microwave - Oven - Refrigerator - Spices - Toaster ### Dining - Dining table ### Bedrooms - 4 bedrooms - Bedsheets provided ### Bathroom - 4 bathrooms - Hair dryer - Towels provided ### Living spaces - Dining table ### Entertainment - Books - Games - Stereo - TV - Video games ### Outdoor areas - Balcony - Barbecue grill - Garden ### Laundry - Laundry facilities - Washing machine ### Work spaces - Desk - Desk chair ### Comfort - Air conditioning - Heating ### Pets - Pet friendly - Welcoming dogs only - 2 pets total ### Suitability/Accessibility - Area rugs in public areas - Hardwood flooring in public areas - Smoke-free property ### Services and conveniences - Iron/ironing board ### Location highlights - In the mountains ### Things to do - Foosball table - Wildlife walks nearby ### 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) - First aid kit - Fire extinguisher - Deadbolt lock ### General - Garden - Recycling - Unit size: 3,262 square feet ## Similar properties ![House (3 Bedrooms) | Interior](https://images.trvl-media.com/lodging/95000000/94960000/94958300/94958258/0a56c803.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Stunning Home w/ Fire Pit, 11 Mi to Mt Yale! 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The provision of housing is linked to their trade, business or profession. 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 On-site parties or group events are strictly prohibited Host has indicated that there is a carbon monoxide detector on the property Host has indicated that there is a smoke detector on the property Safety features at this property include a fire extinguisher, a first aid kit and a deadlock 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 If you cancel your booking, you'll be subject to the host's cancellation policy. In accordance with UK consumer law, property booking services are not subject to the right of withdrawal. ### Property is also known as 347447 ## About the area Located in Buena Vista, this holiday home is in the mountains. Browns Canyon National Monument and St. Elmo are local landmarks, and some of the area's activities can be experienced at Cottonwood Hot Springs and Mountain Spirit Winery. Spend some time exploring the area's activities, including wildlife walks. [Visit our Buena Vista travel guide](https://www.expedia.co.uk/Buena-Vista.dx6056637) [View more Holiday homes in Buena Vista](https://www.expedia.co.uk/Buena-Vista-Private-Holiday-Homes.d6056637-aaPrivateHolidayHomes.Travel-Guide-Accommodation) ![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%7C38.82007%2C-106.17567&channel=expedia-HotelInformation&maptype=roadmap&scale=1&key=AIzaSyCYjQus5kCufOpSj932jFoR_AJiL9yiwOw&signature=u7uvK19vufTE4cwvEoRMQWKk4hM=) Buena Vista, CO ### What's nearby - ![Fountain at Ojo Caliente Hot Springs](https://images.trvl-media.com/place/6292450/f8977513-9d20-4fce-89f9-fdc2d11648a6.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Cottonwood Hot Springs 7 min drive \- 4.4 miles - ![Rapids and Boulders on The Arkansas River, Buena Vista, Colorado, USA](https://images.trvl-media.com/place/553248621532646041/4a4ec29d-23e7-40ab-aaec-2adaa7d94ed1.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Buena Vista River Park 9 min drive \- 4.6 miles - ![Arkansas River Sunrise High dynamic Range Shot](https://images.trvl-media.com/place/685598521702002688/869f1e14-2c01-4a6b-9e71-f875f65a81fa.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Arkansas River 10 min drive \- 4.8 miles - ![Arkansas Headwaters Recreation Area](https://images.trvl-media.com/place/6056637/1ae12be0-76b7-4abe-99f2-da070583049c.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Arkansas Headwaters Recreation Area 10 min drive \- 5.1 miles - Buena Vista Heritage Museum 9 min drive \- 4.6 miles ### Restaurants - Stedman's Ice Cream 9 min drive - Coyote Mezcaleria Y Cerveceria 10 min drive - Chocolatte 9 min drive - Station 24 Cafe 13 min drive - Elkhorn Pizzeria 9 min drive ## Frequently asked questions ### Is Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn pet-friendly? ### How much is parking at Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn? ### What time is check-in at Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn? ### What time is check-out at Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn? ### Where is Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn located? ## Have a question? Beta Get instant answers with AI powered search of property information and reviews. Ask a question ## Dogs OK|AC|Hot Tub|Games & Theater|5 min to Barn 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.co.uk/lp/b/content-guidelines) 10 - Excellent 6 8 - Good 0 6 - Okay 0 4 - Poor 0 2 - Terrible 0 ### 10 Cleanliness ### 9.6 Location ## Reviews Verified ### 10/10 Excellent #### Jae H. 30 Aug 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Family vacation Great house with everything in perfect condition and nice view of mountains. Enjoyed the stay. ##### Jae H. Stayed 4 nights in Aug 2024 Verified ### 10/10 Excellent #### Deborah S. 16 Jun 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great family stay in beautiful BV The property was spacious with plenty of room for our group of 6\. We loved gathering in the beautiful kitchen, living area, porches, and upstairs entertainment area. Check in and out was simple and easy. Thanks for a great stay! ##### Deborah S. Stayed 4 nights in Jun 2024 Verified ### 10/10 Excellent #### Anthony M. 12 Jul 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing Views The house was very spacious and lots of privacy with amazing views and was still close to town for amazing food. It was perfect for our family. Loved having AC as well. Very clean. ##### Anthony M. Stayed 2 nights in Jul 2024 Verified ### 10/10 Excellent #### Ashante W. 1 Feb 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing views, beautiful home, great experience!! Our family of 7 adults and 2 babies loved every moment of our stay in this beautiful home! We enjoyed the huge kitchen for family meals, proximity to hot springs, spacious lay out with fun things like the arcade game, movie theater, and hot tub! We also appreciated that there were separate wings with bedrooms so our babies didn’t disturb each other! Overall it was a an excellent experience!! ##### Ashante W. Stayed 3 nights in Jan 2025 Verified ### 10/10 Excellent #### Verified traveller 4 Oct 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Great place with amazing views. I wish we could have had a fire either inside or out. Would have been awesome. The hot tub did not get hotter than 104 degrees which made it a “warm tub” instead of a “hot tub”. If you want a hot tub, go to the Mt. Princeton Hot Springs which is very close. Overall, this property is excellent and the host exceptional!! ![View from the front porch!! Gorgeous!!](https://a.travel-assets.com/ugc/hotel-reviews/42c6923d-eed2-4874-9994-0beb40dd2d59-1759618857847.jpg?impolicy=resizecrop&rw=204&ra=fit&q=high) ##### Verified traveller Stayed 4 nights in Sep 2025 ### Expedia's Latest Trends ### Hotels > - [Grand Z Casino Hotel by Red Lion Hotels](https://www.expedia.co.uk/Georgetown-Hotels-Grand-Z-Casino-Hotel.h4110604.Hotel-Information) > - [Expedition Lodge Estes Park](https://www.expedia.co.uk/Estes-Park-Hotels-Rocky-Mountain-Hotel-Conference-Center.h1457490.Hotel-Information) > - [Travelodge by Wyndham Winchester](https://www.expedia.co.uk/Winchester-Hotels-Travelodge-By-Wyndham-Winchester.h9600.Hotel-Information) > - [The Boulder Broker](https://www.expedia.co.uk/Boulder-Hotels-Rodeway-Inn-And-Suites-The-Broker.h23222.Hotel-Information) > - [Tesla MedBed Center, East Dubuque](https://www.expedia.co.uk/East-Dubuque-Hotels-Tesla-MedBed-Center.h1076011.Hotel-Information) > - [Holiday Inn Express & Suites Price by IHG](https://www.expedia.co.uk/Price-Hotels-Holiday-Inn-Express-Suites-Price.h9253345.Hotel-Information) > - [Scandinavian Lodge](https://www.expedia.co.uk/Sister-Bay-Hotels-Scandinavian-Lodge.h16603450.Hotel-Information) > - [Hyatt Place Titusville / Kennedy Space Center](https://www.expedia.co.uk/Titusville-Hotels-Hyatt-Place-Titusville-Space-Center.h44354265.Hotel-Information) > - [Wolf Den Cabin is cozy and rustic that overlooks the beautiful aspens trees. ](https://www.expedia.co.uk/Cortez-Hotels-Rustic.h48418025.Hotel-Information) > - [Baymont by Wyndham Mishawaka South Bend Area](https://www.expedia.co.uk/South-Bend-Hotels-Baymont-By-Wyndham-Mishawaka-South-Bend-Area.h1976.Hotel-Information) > - [Far View Lodge](https://www.expedia.co.uk/Cortez-Hotels-Far-View-Lodge.h170601.Hotel-Information) > - [The View Hotel](https://www.expedia.co.uk/Kayenta-Hotels-The-View-Hotel.h59418009.Hotel-Information) > - [Beaumont Hotel & Spa - Adults Only](https://www.expedia.co.uk/Ouray-Hotels-Beaumont-Hotel-Spa.h2844575.Hotel-Information) > - [Wapiti Self-Service Lodge](https://www.expedia.co.uk/Durango-Purgatory-Hotels-The-Wapiti-Lodge.h9289847.Hotel-Information) > - [A-Lodge Boulder](https://www.expedia.co.uk/Boulder-Hotels-Boulder-Adventure-Lodge.h1040818.Hotel-Information) > - [Bearadise Mt. Rainier: SAUNA, Hot Tub, Games, Movies](https://www.expedia.co.uk/Ashford-Hotels-Bearadise-Retreat-Cozy-Luxury-Nestled-In-Nature-With-Every-Amenity-You-Need.h109392802.Hotel-Information) > - [ Studio Apartments](https://www.expedia.co.uk/Sterling-Hotels-Budget-Inn.h170613.Hotel-Information) > - [Hilton Grand Vacations Club Ocean Tower Waikoloa Village](https://www.expedia.co.uk/Waikoloa-Hotels-Ocean-Tower-By-Hilton-Grand-Vacations.h28763131.Hotel-Information) > - [Rimrock Hotel](https://www.expedia.co.uk/Naturita-Hotels-Rimrock-Hotel.h72396495.Hotel-Information) > - [Best Western Plus Eagle/Vail Airport](https://www.expedia.co.uk/Eagle-Hotels-Best-Western-Plus-Eagle-Lodge-Suites.h13990.Hotel-Information) > - [Anvil Hotel](https://www.expedia.co.uk/Jackson-Hole-Hotels-Anvil-Hotel.h894210.Hotel-Information) > - [J House Greenwich](https://www.expedia.co.uk/Stamford-Hotels-J-House-Greenwich.h8392.Hotel-Information) > - [Wildcatter Ranch & Resort](https://www.expedia.co.uk/Graham-Hotels-Wildcatter-Ranch-Resort.h1925216.Hotel-Information) > - [Lady Luck Casino Black Hawk](https://www.expedia.co.uk/Georgetown-Hotels-Lady-Luck-Casino-Black-Hawk.h1525132.Hotel-Information) > - [Modern Mountainside Chalet](https://www.expedia.co.uk/Steamboat-Springs-Hotels-Modern-Mountainside-Chalet.h100191669.Hotel-Information) > - [Hotel Dakota](https://www.expedia.co.uk/Killdeer-Hotels-Hotel-Dakota.h9760278.Hotel-Information) > - [Aspen Select](https://www.expedia.co.uk/Rochester-Hotels-Aspen-Select.h12245240.Hotel-Information) > - [Country Inn & Suites by Radisson, Mishawaka, IN](https://www.expedia.co.uk/South-Bend-Hotels-Country-Inn-Suites-By-Radisson.h119010.Hotel-Information) ---