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Terms & Conditions


Terms & Conditions
Red River Nightly Rentals

Nightly Rental Policies:

Red River Nightly Rentals is a division of Swan Realty, Inc.  For the remainder of this document, Swan Realty, Swan Realty, Inc., Swan Realty Inc. DBA Red River Nightly Rentals, and RedRiverNightlyRentals.com will be referred to as Red River Nightly Rentals.


Reservation Requirements:

Guests making reservation must be at least 25 years of age, must be able to show proof of age at any time during stay, and agree to the Terms and Conditions of Red River Nightly Rentals' Vacation Rental Agreement. Red River Nightly Rentals reserves the right to refuse service to any person or party.



Booking Deposit

At the time of booking, a 40% reservation deposit is required and will be applied to the total amount due.


Final Payment:

Final payment is due 60 days before your arrival date and is non-refundable at that point. The final payment will be automatically billed to your credit card on file unless other payment arrangements have been made. If the 60 day final payment date falls on a Saturday, Sunday or a holiday, it will be charged on the preceding business day.


Forms of Payment:

Red River Nightly Rentals accepts the following payment forms:


Master Card




Reservations confirmations are sent via email. If you require another method, please let us know. Please review your reservation immediately to ensure accuracy.  If an error exists, you must contact us within 3 days of booking your reservation in order for us to correct the issue.  After 3 days from booking, all reservation information is considered as accurate and no changes will be made.



Day of Arrival - Check-in

Check in is from 3:00 pm. We will have an envelope for you in our red drop box. The envelope will contain a key or key code for access to your rental. (The red box is located on the exterior wall near our front office door.)


Office location


Our office is located on Main Street in Red River, next to the Post Office and across from the City Park.


112 W. Main Street 

Red River, NM 87558 

(575) 613-4243


Late Arrivals 

If you are arriving after 5:00 pm, your envelope will be in the red drop box.

Day of Departure - Check-out


Check out time is on or before 10:00 am on the final day of occupancy. 


Check-out Checklist: 

Thank you for helping us with safety protocol: Please do the following before checking out.


1. Remove all items from the refrigerator. Clean up any spills in refrigerator.

2. Empty all garbage cans, remove garbage and place in any brown dumpster in town. Please note that if your cabin is located in the Upper Valley, you will need to bring your garbage into town and place in any dumpster. Please do not leave any garbage outside as it will attract wildlife. 

3. Start a load of dishes in the dishwasher if applicable. If there is no dishwasher, all dishes must be cleaned and put away. 

4. Any excess cleaning outside of a normal turnover clean will be billed to your credit card. 

5. In winter months, set the heat to 60 degrees. In summer months, please make sure the thermostats are set to "off" before departing. 

6. Turn off all interior and exterior lights. 

7. Make sure all fires inside and outside are extinguished before leaving. 

8. Lock all windows and doors. 

9. Check for all left behind items. 

10. For homes with a key, please return the key to our office. If the office is closed, you may leave it in the red box at our office. 

11. For homes with a key code, please text us at (575) 741-1101 to let us know you have departed. 


Please submit requests for early arrival/late departure prior to your arrival/departure. Due to our Quality Control Procedures that we implement with each property on the day of our guests arrival, there are not check-ins before 3:00 pm without prior arrangements being made with our office. If your cabin is ready, we can offer an early check-in between 1:00 pm and 3:00 pm. A request of an earlier check-in prior to 1:00 pm, if available, will require an additional charge of 50% of one nights rent added to your reservation. Please call us ahead of your arrival date to make arrangements at (575) 613-4243.  


Damage to Property:

You are responsible for any and all damages that occur during your stay that would not be considered normal wear and tear. Damages will be charged to your credit card.


Cancellation Policy:

Cancellations must be confirmed in writing via email. Cancellations before 60 days before your check-in date are refundable. 

Cancellations made within 60 days of arrival will result in loss of all monies. Enhanced Cancellation Policy is optional to purchase. If purchased, you will pay a 10% fee, plus a $100 processing fee. 


Any reservation that has been canceled and re-instated is subject to a $50 reinstatement fee, to be charged at the time of reinstatement. 

We have no control over the weather. This includes wildfires or closing of the forest by the forest service. In these events, no refunds are given or change of dates for any reservation cancelled within 60 days of reservation. 


Cleaning Fee:

Our Cleaning Staff are independent contractors that work for Red River Nightly Rentals.  A Cleaning fee will be added to all reservations and will vary depending on the size of the property.  This is applied for cleaning and laundry services upon departure.  To avoid an extra cleaning charge, please wash the dishes, take out the trash, and leave the property in a neat and orderly condition.  Our contracting companies will charge us an extra fee of $100 if these things are left for them to do upon departure and we will pass this fee back to our guests on the credit card on file.

Note: An additional cleaning fee may be charged if the property is left in an excessively dirty state.


Pet Policy:

Only select homes permit pets.  Most of our homes do not permit pets.

Prior to bringing any pet, you must inform Red River Nightly Rentals and receive authorization in order to prevent being charged for unauthorized pets.


Authorized Pets:

For units that do allow pets, the following applies:

All pets that will be in a unit must be declared.


Maximum of 2 pets allowed

A $50 nonrefundable pet fee plus tax per pet will be added to your reservation. 


Pets must be well-behaved and may not be left unattended on the property at any time.


Yards need to be cleaned up upon departure. If you do not clean up after your pet, a $100 fee will be charged for us to provide this clean up service.


Unauthorized Pets

If an unauthorized pet is brought to the premises of any unit that does not allow pets:

A $500.00 pet fee per pet will be charged to the credit card on file.

Cleaning and/or repair charges will be charged to the credit card on file.

You will face immediate eviction with no refund. 


Smoking Policy:

No Smoking is allowed in any of our properties at any time!

Smoking is only permitted outside and away from the home. Please dispose of cigarette butts in a proper location. Should there be any smoking detected in the cabin, there will be a $500.00 fee charged to the credit card on file.


Illegal Substances:


No illegal substances are allowed in the rental, and minors should not be in possession of alcohol. Violations will result in eviction from the property and no refunds will be issued. 




No refund shall be given for number of devices, outages, content or lack of content or personal preferences with regard to cable/internet/satellite service. Services are provided as a convenience only, and are not integral to this agreement. No refund shall be given for outages, content, lack of content, speed, access problems, lack of knowledge of use, or personal preferences with regard to service. 


Air Conditioning/Heating:

Most rentals are not equipped with air conditioning. If so equipped, and if not regulated otherwise, Guest agrees that Air conditioning shall not be set below 72 degrees and heat shall not be set above 78 and that the fan setting shall be "Auto". Doors and windows shall be closed when either heat or air conditioning is in operation. There are no refunds for lack of, or malfunctioning HVAC units. 



No Campfire shall be left unattended at any time. All campfires shall be maintained and controlled. All fires shall be extinguished completely before leaving. 


Maximum Occupancy:

We set a maximum occupancy (including infants and children) for each of our properties based on the suitability of the home.  Exceeding the maximum occupancy of any property is not permitted and may result in immediate eviction with no refunds.



During winter months, a ration of firewood will be provided upon check-in for properties with wood-burning fireplaces.  If additional firewood is needed, you may purchase from Wilson's Woodyard by calling (505) 316-6039.



All keys provided by Red River Nightly Rentals must be returned upon check-out to our office or drop box.  Failure to return keys will result in a $20.00 replacement key fee per key.



Throughout the year, we run special promotions.  Check our website and our Facebook Page for Specials and discounts.  All Specials are subject to change without notice. In order to receive any discount, you must mention or enter the Special at the time of booking. We will not be able to add discounts or special offers after your reservation has been placed.


Guest Conduct:

All guests are responsible for the property that they are occupying. Red River Nightly Rentals is acting as a Property Management Agent on behalf of each individual homeowner and we ask that you treat each property, its furnishings, and its exterior surroundings with the utmost respect.

The following activities are not permitted and may result in immediate eviction without refund:

House Parties

Discharge of firearms on any property

Discharge of fireworks on any property

Building fires on any property outside of designated fireplaces or fire-pits

Removing of any items from the premise. 

In addition, we ask that you respect the property’s neighbors by:

Not trespassing on their property unless specifically invited

Keeping music, voices, and any noises to a reasonable level

Keeping streets and driveways open and accessible


Winter Transportation:

Winter weather conditions are variable and can change rapidly.  Always be prepared for inclement weather conditions.  Some of our properties may require 4 wheel drive and/or snow chains to access.



In accordance with the ordinances of the town of Red River, no RV parking is allowed on our properties.  There are several RV parks in Red River for your convenience.


Right of Entry:

While our desire is not to disturb guests during their stay, situations occur that may require entry to the property. Therefore, guests acknowledge, understand, and agree that Red River Nightly Rentals reserves the right to enter the property at any time in order to investigate disturbances, check occupancy, check damages, or to make repairs, alterations, and improvements.


Property Substitution:

Red River Nightly Rentals strives to provide you the property of your choice.  However, there are times that unforeseeable events may necessitate changes that are outside of our control.  These events may include:

Sale of the property

Removal of the property from our rental pool

Mechanical failures

Frozen water lines

Other conditions that do not allow the property to be occupied

In case of an event that results in the inability to allow occupancy of the reserved property, Red River Nightly Rentals reserves the right to move guests to different available property. We will make every effort to substitute an equivalent or better property, or provide a refund if one is not available.


Repairs & Service Calls:

Red River Nightly Rentals cannot guarantee against failure of Heating Systems, Hot Tubs, Sauna Steamer Rooms, TV’s, Satellite Receivers, DVD players, Internet equipment, or other appliances.  If you experience any equipment that is not operating properly, please contact us at (575) 613-4243, so that we can make every effort to resolve the problem as quickly as possible.  Non-emergency repairs will be scheduled during business hours, 9am-5pm.  Guest(s) understand and agree that Red River Nightly Rentals or its designated service/repair providers may require access to the property for the purpose of making the repair.


Left Items:

Red River Nightly Rentals is not responsible for any items left in the home after your departure.  If you have left an item, please notify us at (575) 613-4243 as soon as possible.  We will attempt to locate it and make arrangements to return it to you. There will be a $20 handling charge plus shipping cost. All unclaimed items will be donated to local charities.

Red River Nightly Rentals
PO Box 422
Red River NM 87558
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