No access to lakefronts, docks, or water! ***The lowering of the spillgates at Meadow Lake and Lake McQueeney has been completed as planned to begin construction on the dam. GBRA has asked that no attempts to access the newly-exposed areas previously covered by water should be made. "We anticipate the lakebed areas at McQueeney and Meadow Lakes will contain a variety of hazards including thick mud layers with sharp metal debris, tree limbs, rocks and other objects. The thick mud layers should dry out within a week but the hazardous debris will remain. Please be conscious of changing river conditions and maintain a safe distance from the dams at all times."*** Enjoy this lovely 3/2 home sitting on nearly an acre of property along the Guadalupe River, just upstream from Lake McQueeney! The F&RM House is a 1484 sq ft, two-story home, sitting on nearly an acre of property along the Guadalupe River. There is a large yard with almost 100ft of private riverfront property. The long driveway leading to the house weaves from a private gated entrance, hidden between trees. There is an open area below the house that can be utilized for parking or additional hang out space away from the sun! There are 20 steps leading to the main level of the home and the front deck. The main level patio features an outdoor patio set for 4, the perfect area for your morning coffee or late-night drinks while gazing over the large front yard and river. The main level includes a living room with a 55” smart TV+blu-ray/dvd, a fully stocked kitchen with a Keurig, and a dining room for 6. There is also a bonus (kids) room with a 50” smart TV+blu-ray/dvd and connected dock for Nintendo Switch. Equipped with a Sega console plus preloaded games installed, a kids kitchen set, table, and sofa sleeper! There is also one bedroom on the main floor with a queen bed (ultra luxury pillow top mattress) and dual night stands with lamps with USB ports, and a main floor bathroom with a combination tub/shower and stacked washer and dryer! The very shallow stairs (WATCH YOU STEP) leading upstairs from the living room are the other two bedrooms! The first includes a full+full bunk and a twin daybed with trwin trundle. The second includes a queen bed (ultra luxury pillow top mattress), dual night stands with lamps with USB ports, and a 50” smart TV+blu-ray/dvd as well as a private balcony overlooking the yard and down to the river! Enjoy the large yard with lush green grass and beautiful trees! In the driveway area you’ll find a basketball hoop, grill to use, picnic tables. Please remember, there is no lifeguard on duty. Please DO NOT DIVE OR JUMP into the river! Current and water conditions change and are out of our control. Please use your best judgement when it comes to utilizing the river. Children should not be left unattended and should be instructed to stay close to the shoreline. Also, it's best to kayak close to the waters edge to avoid motorized water traffic. There are no public boat ramps in this area and the water is shallow off this property. We strive to provide excellent customer service to all of our guests! We are always available by call, text, or email. During your stay, we strongly recommend to contact our After-Hours # listed in the policies and check-in details, any questions or issues that may arise, as they will receive the fastest response after business hours! Our number will be provided following your booking. Please don't hesitate to reach out with any questions or concerns during your stay at our property! --- On the DAY OF your check-in, you will receive your CHECK-IN DETAILS via email shortly before 4 pm (3:55 pm), to gain access directly into the property (no need to go anywhere additional to check-in). It is important that the policies are signed on DocuSign, and reservation is paid in full so we don't have any interruptions with sending your check-in details.  Please check your spam/junk folder if you do not receive by 4:15 pm.IMPORTANT: if you don't receive code by 4:30 pm please call us immediately before we close at 5 pm. Car recommended! New Braunfels has several different Taxi Companies to ensure you have safe transportation to and from your destination! Uber is also available in the New Braunfels area! We stock the property with all basic kitchen utensils (dishes, glassware, flatware, pots, and pans). Our cleaning company provides a starter pack of toilet paper (2 rolls per restroom), paper towels (2 rolls in the kitchen), sponge (1), trash bags (3), dishwasher tablets (3), bar soap (1 per restroom), make-up wipes (2 per restroom), hand soap in the restrooms, and dish soap in the kitchen. We supply enough bath towels for the maximum occupancy of the unit, and half the guest count for hand towels and wash cloths. There is a washer and dryer in the unit for you to use at your convenience! We recommend for guests to bring any food, toiletries, and beach towels they may need during their stay! The cleaning fee covers the cost for cleaning to come in, and flip the unit for the next arrival, especially during the summer when we have a four-hour turnover time. While the cost may seem high to some, this includes the starter pack of supplies in the unit, washing all of the linens and towels, and completely cleaning and sanitizing the unit for the next guests arrival. This is why we kindly ask you to remove all trash, run the dishwasher, leave linens on bed and put towels in a pile. If these items are not completed, it then causes the cleaning crew to spend extra time doing these tasks, which we have to charge the guest for. By the guests completing these tasks, and not leaving the unit excessively dirty, we are able to get cleaning in and out during the four hour turnover, and this is also how we are able to accommodate early check-ins! While this may not always be the case (sometimes we may have 20-40 turnovers in one day), we strive to accommodate guests and their schedules within reason, to allow you to have an enjoyable stay! With any excessively dirty unit (excessive mess, vomit, stained sheets, stained towels, confetti/glitter, etc), we will have to charge the guest the additional cleaning. This happens very rarely, we just ask you be respectful of the property, as if it were your own home :). No smoking No pets No parties or events. Additional rules -Renting party must be 23 or older (all members of the group must be 23yrs of age or older, unless there's a parent/guardian present during the entirety of the stay).   -Must sign Rental Agreement prior to receiving check-in details- please let us know if you'd like a copy before booking (we can't attach) -If booked on the same day or weekend, please call After-Hours # provided, as we can access our phone quicker than AirBNB -No day visitors (10 guests-max occupancy- occupancy includes children) -Max parking- 2 cars (in designated spots, towing will be enforced by a 3rd party company which unfortunately we have no control over- please use parking permits provided upon arrival) -For stays over 28 days- max 1 guest per bedroom  -Monthly reservations during our popular winter months (January, February, and March) MUST be booked from the 1st to the 1st. -Remaining off-season monthly stays must be booked for a FULL month (i.e. 1st to the 1st, 6th to the 6th, 27th to the 27th, etc) I give permission to the property manager to use a third-party to screen my identity and check criminal databases to confirm my reservation. Complete terms regarding the guest screening can be provided by the property manager. You may receive an email to complete your screening. Please check your spam inbox for this email and contact the property manager if you have any questions.