San Marcos 5BR | Private Pool, Gym, Fire Pit, Walk to TXST, Sleeps 12

Step into 1920s Gatsby glam at this 2,465 sq ft 5BR / 3BA San Marcos retreat that sleeps 12, with a private pool, fire pit, full gym, and a piano lounge. Walk about half a mile to Texas State, with the San Marcos River, Rio Vista Park, and the outlet malls minutes away.

Layout & Mobility Note (please read): This is a split-level home. You enter on a half-level that has no bedrooms or bathrooms. All 5 bedrooms and all 3 bathrooms are up or down a flight of stairs, so this home may not suit guests with mobility challenges.

Bedrooms & Sleeping
- Master Suite (downstairs): King bed, smart TV, en-suite bathroom
- Bedroom 2 (downstairs): Full bed
- Bedroom 3 (upstairs): Queen bed, smart TV, en-suite bathroom
- Bedroom 4 (upstairs): Full bed, smart TV
- Bedroom 5 (upstairs): Queen bed, smart TV

Bathrooms
- Master en-suite (downstairs): Stand-up shower
- Upstairs en-suite: Stand-up shower
- Upstairs hall: Tub/shower combo

Kitchen & Dining
- Refrigerator, stove, oven, microwave, dishwasher
- Coffee maker, toaster, cookware, utensils
- Formal dining area for group meals

Indoor Living & Entertainment
- Living room with flat-screen TV
- Entertainment lounge with piano, oversized Connect 4, and a TV
- Workout room (dumbbells, bench, yoga ball, resistance bands, ab wheel, foam rollers)
- Dedicated workspace plus an upstairs-bedroom desk; 648 Mbps WiFi
- Washer and dryer; central AC and heating

Outdoor
- Private swimming pool
- Covered patio with lounge seating and an outdoor TV
- BBQ grill (guests bring their own propane or charcoal)
- Fire pit (firewood not provided, available locally)
- Outdoor dining table; fully fenced backyard

Parking: free parking in the driveway or garage (street parking by permit only).

Location / Nearby
- Texas State University about half a mile (walkable); San Marcos River and Rio Vista Park for tubing and kayaking
- San Marcos Premium and Tanger Outlets (about 10 minutes); Wonder World; Historic Downtown San Marcos; Wimberley day trips

Getting around: walkable neighborhood; a car is handy for outlets and river access; rideshare available.

Access: Guests can access the entire home except for the locked owner`s closet in the garage. The pool, backyard, and garage are yours to use.

Good to know
- A quiet, neighbor-friendly home: no parties or events, quiet hours 8 PM to 8 AM (max 12 guests per city ordinance; STR permit #STR-24-21).
- Dogs welcome with prior approval and a pet fee. No cats, please (allergies). Keep pets off the furniture and clean up after them.
- Baby and toddler gear available to rent directly from BabyQuip (not free at the home); link in your boarding pass.
- Routine professional pest control; let us know if anything comes up.
- Trash: please roll the bins to the curb on collection days for pickup.
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HOUSE RULES & GUEST AGREEMENT

Thank you for choosing Breezy Vacation Rentals (BVR)! By booking, you acknowledge BVR facilitates your stay, while the Property Owner retains control.

Our policies protect guests, property, and neighbors. Booking confirms your agreement to comply. Violations may result in fees, termination, or removal without refund.

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Booking & Payment

1) Submit valid ID (if required)
2) Sign this agreement
3) Pay all applicable fees before arrival.

• Security Deposit / Damage Waiver:

• Stays under 30 days:
• $500 refundable security deposit — OR
• Optional $99 non-refundable damage waiver (covers up to $199 in accidental damage).
• Stays 30+ days: See Extended Stays section for details.
• Costs beyond coverage or excluded from the waiver will be billed per Payment Authorization & Exclusions.
• Deposits are due before arrival and refunded after checkout, less applicable charges.

• Extended Stays (30+ Days):

• Lease may be required; must be signed within 24 hours or reservation may be canceled.
• Security deposit amount confirmed with property owner. If none is specified:
• Average monthly rate ÷ 365 × total days of stay.
• Example: $5,000 ÷ 365 × 50 days = $684.93 deposit.
• A $200 deep clean required after all 30+ day stays, deducted from the deposit.

• Pets – ALLOWED:

• Pets must be pre-approved. Fee: $99 per pet/stay.
• Unauthorized pets: $200 per night + damages.
• No cats (due to allergies).
• Keep pets off furniture and clean up after them.

• Events – NOT ALLOWED. Unauthorized gatherings may result in eviction.

• Payments over $5,000 — If the platform doesn’t process payments, these must be made via an approved direct method (no credit cards).

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Check-In / Check -Out
• Check-in: 4 PM | Check-out: 10 AM.
• Early check-in/late check-out require approval & fee.
• Unapproved late check-out: $150 + $50 per hour. Additional charges apply if:
• Delayed or canceled incoming reservations: guest pays 100% of lost cost.
• Blocked calendar: guest pays the nightly rate, even if vacant
• Cleaners delayed: guest pays trip charge if a return visit is required
• Door/lock codes sent 30 mins before check-in once all steps are completed.

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Check-Out Instructions
• Return keys, permits, and remotes.
• Remove all trash and food from fridge/freezer.
• Return items/furniture to original location.
• Clean pet waste from yard.
• Leave linens on beds; place towels in laundry & start load.
• Start dishwasher.
• Secure windows/doors, set A/C to 78°F or heat to 68°F.
• Retract umbrellas, turn off pool lights, cover hot tub, secure outdoor items.

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Property Rules
• No smoking, vaping, or marijuana indoors – $2,500 fine + damages.
• No illegal activities or weapons.
• Guest Count – Report # of guests at booking; changes need approval.
• Max occupancy: 12.
• Extra guest fee: $20 /person/night over 10 guests.
• Quiet hours: 8 PM – 8 AM. Noise monitored; if you can hear it at the property line, it’s too loud.
• Follow HOA rules and local laws; the most restrictive rule applies.

Parking
• Park only in approved areas for this property.
• Driveway: All vehicles fully inside driveway (no street overhang).
• Garage: Allowed if not used for storage.
• Street parking – IS allowed. Follow posted signs and/or permit rules:
• Permit required – 2 permits provided; display in vehicle. Lost/unreturned permit fee: $50.
• Boats/trailers/ATVs – NOT ALLOWED.
• Do not block driveways, mailboxes, hydrants, or signs. No parking on grass.


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Pools, Hot Tubs, & Water Safety (if applicable)

• No diving, running, or glass near water
• Always supervise children
• Pool equipment is off-limits; ask host for adjustments
• Pool cleaning may cause temporary downtime
• Service days vary
• Temporary maintenance downtime is not grounds for refund

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Damages & Fees

• Charges apply for: property/furnishing damage, excessive cleaning, unauthorized guests/pets, missing items, smoking violations, parking violations, lost permits, and failure to follow check-out instructions.
• Any fines or costs from rule violations, HOA rules, or local laws may be billed to you.

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Refunds

• Follow the cancellation policy shown on your booking.
• No refunds for early departure, appliance malfunctions, service outages, pests, or temporary loss of amenities due to maintenance.

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Payment Authorization & Exclusions

By booking, you authorize Breezy Vacation Rentals to charge your payment method for any fees, damages, excessive cleaning, or other charges in this agreement not paid within 72 hours of written request. This authorization remains valid after checkout.

If damages or costs exceed the damage waiver coverage or security deposit, we may charge the card on file for the balance or submit a claim through the booking platform.

Damage Waiver Exclusions – Accidental damage only; does not cover:
• Damages/cleaning from unauthorized pets or guests
• Violation fees (smoking indoors, excess occupancy, noise, parking, etc.)..
• Guests are responsible for full costs of repairs, replacements, cleaning, and related fees for excluded items.

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Severability

If any part of this agreement is found to be invalid or unenforceable, the remaining provisions will continue in full force and effect.

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LIABILITY & SAFETY NOTICE (IMPORTANT — PLEASE READ CAREFULLY)

By booking, you and all members of your party voluntarily assume all risks related to your stay, including use of stairs, balconies, decks, parking areas, pools, hot tubs, bodies of water, and outdoor/recreational features. You release Breezy Vacation Rentals, the property owner, and their affiliates from liability for injuries, damages, or losses — including those resulting from the ordinary negligence of the host or property owner. Children must be supervised at all times.