1 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 Cabin 1 stay today!

This home is a MTR (mid-term rental) mostly booking month-long and month to month reservations. There may also be some opportunities for shorter stays, please inquire..
Extended Stay Your Way is our guest services support.. We will request additional information after you book to complete your registration.

THE SPACE

AMENITIES and EXTRAS
Community and individual fire pits with cowboy grills
BBQs and hammocks
Ranch animals including cows, mini goats, sheep, and a mini donkey
Horseshoe pit
WiFi available (may be spotty due to rural location)
Horse Motel with stalls and turnout (additional fee)
RV sites available
Minutes from Historic Downtown Hico
1.5 hours from DFW; approximately 2 hours from Austin/San Antonio
Smart home locks for easy arrival
Starter supplies: paper towels, toilet paper, K-Cups, sugar, creamer, toiletries
Sleeps 8: 2 bedrooms — 1 King, 1 Queen, and 4 Twin beds

KITCHEN
Kitchen essentials, cookware, dishes, cups, and utensils
Farmhouse sink
Refrigerator/freezer
Propane oven with four-burner cooktop
Microwave and toaster
Keurig with K-Cups + drip coffee maker
Wine glasses, kitchen knives, and kids' plastic dishes
Indoor dining for 6 + outdoor dining for 4

LIVING AREA
Spacious living room with two couches, chair, and side tables
Trundle sofa converts into two Twin beds
Smart TV with PlayStation, games, and DVDs
Board and card games
Open-concept layout

BEDROOMS
Bedroom 1 — King + Twin bed, large walk-in closet, sheets, blankets, and TV
Please note: access to Bedroom 1 is through Bedroom 2.
Bedroom 2 — Queen + Twin bed

BATHROOM
Walk-in shower with spa-style shower head, sink, and toilet
Fresh, sanitized linens and towels provided

OUTDOORS – Tiny Town at Historical Hico Ranch and RV Park
Glamping at its best — Comfort meets the great outdoors
Ranch Animal Pen — Mini goats, donkey, horses, cows & sheep
Outdoor BBQ Grills — Cook and dine under the Texas sky
Private & Community Fire Pits — Perfect for s’mores, stories & memories
Group-Friendly — Great for reunions, getaways & gatherings
Wide-Open Spaces — Peaceful nights and breathtaking starry skies
Outdoor Camping Chairs — Relax and enjoy the fresh country air

LISTING DESCRIPTION OF YOUR TINY TOWN FURNISHED TINY HOME
Welcome to Tiny Town at Historic Hico Ranch & RV Park — your Texas ranch retreat for family adventures, Tarleton visits, and mid-term stays!
Set on 20 acres, Tiny Town offers 8 cabins, 8 RV spots, and a Horse Motel. Cabin 1, inspired by Billy the Kid, features comfortable sleeping space, a fully equipped kitchen, indoor and outdoor dining, and a wraparound porch swing beneath beautiful oak trees.
Enjoy the petting zoo, fishing pond, horseshoe pit, private cowboy grill and fire pit, and community fire pit under the Texas stars. Bring your horse and let the kids meet our friendly cows, goats, sheep, and mini donkeys.
Just minutes from Historic Downtown Hico and 25 minutes from Tarleton State University, with easy access to restaurants, shops, campus events, and nearby attractions. About 1.5 hours from DFW, Cabin 1 is ideal for families, Tarleton visitors, working crews, traveling professionals, remote workers, and anyone seeking an authentic Texas ranch escape.
Come for a visit. Stay for the experience. Book your Texas ranch getaway!

PERFECT FOR:
Families — authentic ranch adventures & wide-open spaces
Tarleton Parents & Families — convenient access to campus
Working Crews & Travelers — comfortable mid-term accommodations
Tired Workers — premium beds for a restful stay
Equestrian Travelers — horses welcome at our Horse Motel
Remote Workers — peaceful, productive surroundings
Groups & Celebrations — spacious indoor & outdoor gathering areas

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!

OTHER THINGS TO NOTE | GOOD TO KNOW

PARKING
Parking – Please park at cabin 1; enough room for 4 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
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.

Wi-Fi is available in all Tiny Homes, cabins, farmhouse, and the RV park. Connectivity may be unreliable due to the rural location.

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 cabin is available for a maximum of 4 adults or maximum of 4 children (8). For Working crews - Max 4 adults; not 8.
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 the 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.