5 Tiny Town + Utilities + Comfy Flex Stay

Escape to 20 acres of authentic Texas ranch life at Tiny Town at Historic Hico Ranch & RV Park! Choose from 8 unique cabins or 8 RV spots — perfect for families, Tarleton State University visitors, and working crews needing a mid-term stay. Enjoy our fishing pond, horseshoe pit, farm animal petting zoo, and exclusive Horse Motel. Historic Downtown Hico, with its restaurants and shops, is just minutes away. Book your Tiny Home 5 stay today!
GUEST ACCESS

The guest is renting the whole, entire home.
★ The entrance is a private entrance.
★ The guest has access to the backyard.
★ Outdoor area is shared spaces-BBQ, Fire Pits
★ Single Family Home
★ Please do not park on the grass - only park in the driveway.
★ No access to Dog Kennels, Car Port, Sheds, Green feed and housekeeping barn
★No access: Do not enter the animal pens, please- for your safety and the safety of our ranch animals.
★ Door code will be sent the day of your arrival

Enjoy!

Hi, I'm Kara! I will be available and nearby but give you space to enjoy your stay. Please note I may not be available 8PM-8AM (emergencies only please). Late arrivals, please just let me know so I can be available if you have any questions.

Emergencies find contact information in booking app or Guest Book.
If something isn’t right…please communicate your concern – we appreciate the opportunity to fix it and make this an Extended Stay Your Way!

NEIGHBORHOOD
Just minutes from Historic Downtown Hico, enjoy local restaurants, unique shops, the Billy the Kid Museum, and Hico Hall. Explore Fossil Rim Wildlife Center and Dinosaur World, or experience local favorites like the Texas Steak Cook-Off, Hico Wine Fest, Poker Run, and Old Settlers Reunion.
Escape the DFW Metroplex and enjoy Hico’s Western charm, peaceful countryside, and wide-open Texas skies.
Welcome to Hico. Welcome home.

GREAT LOCATION
★ Historic Downtown Hico 3 mi
★ Local Dining, Boutiques & Antiques
★ Billy the Kid Museum & Hico Hall
★ DFW Metroplex — 1.5 hours away
★ Texas Hill Countr
★ Day Trips — Fossil Rim Wildlife Center & Dinosaur World, about 30 min away
★ Annual Events — Texas Steak Cook-Off, Hico Wine Fest, Poker Run, Old Settlers Reunion & Gravel Locos
★ Tarleton State University — About 25 min away; perfect for visiting families, sporting events, graduations & mid-term stays
Looking for another amazing tiny home adventure? Check out our Tiny Town at Lake Eastland and RV Park in Eastland, Texas! (our 2nd Tiny Town with a new twist: fishing and kayaking)

OTHER THINGS TO NOTE

PARKING
★ Parking – Please park at animal pen and walk about 100 ft to your tiny home; enough room for 1 vehicles; request overflow parking if needed
★ Please don’t park on the grass

NO SMOKING
★ No Smoking inside. To smoke outside, must be 20 ft from any doorway to the home, and dispose of cigarettes properly (pls do not drop cigarette butts on the ground) Clean up fee for cigarette debris is $100-350

ARRIVING LATE
  ★Please let host know if you are arriving after 5 PM
★Bring a flashlight! It’s dark at Tiny Town—perfect for viewing the stars.

WEATHER
  ★Rainy day? An umbrella and boots may come in handy, as it can get muddy.

WIFI
★WIFI Available in this Tiny Home. WIFI is available at CABIN 1 and 2, 4, 5, Farm House 7, RV 8, and RV Park; it can be unreliable due to the rural area.
★You may go to the CABIN 1, 2 or RV area to log on outside in those areas if your rental doesn’t have WIFI..

OCCUPANCY REGISTRATION AND VISITOR POLICY
★ We request the booking guest provide their email and verify their email by replying to the email and answering the questions in the email from our company.
★ Only guests registered at the time of booking are permitted on the property during the rental period.
★Please note: This tiny home is available for a maximum of 2 adults or maximum of 1 adult 1 child.. For Working crews - Max 1 adults; not 2.
★ Visitors are not permitted without prior written approval from the host, Kara.
★ Quiet hours are strictly enforced from 9:00 PM to 9:00 AM, both indoors and outdoors.
★ Noise complaints or a police response may result in immediate eviction without refund.
★ This policy complies with city rental permit requirements, property insurance, and business policies.
★ No Parties of any kind are allowed.

NO LIFEGUARD ON DUTY
★ Pond fishing, activity is at your own risk

GRILL
★ You may need to refill the propane tank for grill and for the fire pit. Please send in receipt for reimbursement
★ Guest responsible for cleaning grill: Please clean grill by turning on high, use brush to scrap before cooking

TX BUGS DISCLAIMER
★ We use professional pest control, but minor pest activity may occur between cleanings
★ Nature Lovers' Alert! Snakes, bugs, and other wildlife are part of Texas charm!


TEXAS WATER NOTE
★ Due to natural sediment, tap water in Texas may appear cloudy, have an unusual smell, or an odd taste. Some guests choose to use bottled water instead.

TRASH
★ Put trash and recycling into trash bags in trash bins in the tiny home. Once full, remove from the tiny home and place it in the dumpster outside of Cabin 1. Only trash in bags can go into the dumpster (no dumping large items please).
★ Proper care for the trash is required or guests will be charged a fee for private trash services (fee ranges from $75-250).

REPORT CONCERNS
★Please report any concerns promptly so we can make them right. resolve the issue promptly.
★Requirements for reporting concerns:
*Provide 3 pictures, one close up (within 1 ft), one 3 ft away, one 5-8 ft away–document issue with photos,
*Write up a note on what the concern is.
*Please send via email to our email and please also alert us via our 888 phone number that you are sending a concern report. Please feel free to also document in your online booking app.

DISCOUNTS
★ We offer Extended and Mid-Term Stay Discounts - see weekly and monthly discounts.

PER GUEST FEE AND PET FEE
★ When booking, please provide the correct number of adults and children and pet (1 pet) to get an accurate price. We employ the common practice of charging a guest fee per person to offset the utilities of the home.

ADDITIONAL GUEST FEES
★ Additional guests: $5-20 per person, per night (see exact amount when you input number of guests.

PET FEES (IF PET IS APPROVED BY MANAGEMENT)
★ Pet fees vary from $75-150 per month, per pet
★ Full Pet Policy including ESA animals is outlined in the House Rules, see below and when you check out.
★ Failure to provide accurate guest counts or pet information will result in rate adjustments.

RV PARK
★Bring your RV friends!
★Our RV Park at the front of the property offers great hookups and amenities.
★Contact your host to add an RV spot to your reservation.

POLICY VIOLATIONS
★ All house policies are aligned with the OTA platform policies.
★ Any policy violation will be handled through the applicable Online Travel Agency (OTA) resolution process.
★ Guests are subject to both the booking platform's Terms of Service and the host's house rules.

RESERVATION POLICY: WEATHER AND FLIGHT DELAYS NO REFUND OR MODIFICATION POLICY
★ In accordance with our company's Terms and Conditions, please be advised:
★ We do not issue refunds or accept reservation modifications due to weather conditions or airline delays.
★ Our Strong Recommendation: We strongly recommend purchasing comprehensive travel insurance before booking to protect against unforeseen travel disruptions.

HOUSE RULES
★Please review house rules before booking. We appreciate you following the rules for a great stay.
★This includes pool care (filling with water, leaving robot in pool always and skim/brush the pool /clean the pool

RESERVATION ACKNOWLEDGEMENT
★ By confirming your reservation, you acknowledge and agree to the terms of these policies.
★ Scroll to bottom of this listing to see the House Rules and Terms and Conditions
★ Thank you for your understanding and cooperation.

HOUSE RULES ALL PROPERTIES
★include but not limited to (see Welcome Guide)

★We often require guest verification for our company Extended Stay Your Way, if requested: please provide government ID, rental agreement signed, credit card details and payment prior to arrival. Often the platform you are booking on makes Extended Stay Your Way the merchant of record, which means we are running your credit card directly. We will send a portal for direct, encrypted sharing of these documents.

★We charge the pet fee PER pet. if 2 dogs or more are allowed-you will be charged a pet fee for each pet.
★Additional fees maybe assessed, such as credit card fees, taxes, or OTA fees. If they are hire than what was collected at booking.


REPORTING CONCERNS

★Please provide at least 3 pictures of your concern, A close up pic, a 3 ft away pic, and a 5 ft away pic - so we can clearly understand where and what the issue is.
★Please provide a description of the concern and how you would like it addressed.
★ Cleaning concern should be reported upon arrival 4 PM to 8 PM -so that we can evaluate if the home needs to be re-cleaned.
★We are a proactive company and request the chance to make it right. For example, if there are cleaning issues, please allow us to come and re-clean the unit/home. We will provide a solution to your concern and respectfully ask for a chance to make it right.

PROPERTY / NEIGHBORS / OCCUPANCY

★The booking guest must be at least 25 years old to rent this property due to insurance and liability requirements.
★Check in: 4 PM
★Check out: 10 AM (all FL homes); 11 AM (all TX, NH, AZ, OK homes)
★Parking: Please review the Welcome Guide.
★In general: No Parking on Grass, Please park only in designated areas, see check in email for details
★Quiet hours: 9 PM - 9 AM
★No outdoor music (24 hrs)
★No amplified sound (24 hrs)
★Respect neighbors at all times
★A Noise Monitor is in use that it tracks decibels only, does not record audio, and is placed in a common area
★No Gatherings: only registered guests are allowed on the property, v