Pricing & Utilities

Monthly Rent: $725 | Security Deposit: $400 

What’s Included:

• ✅ High-Speed Wi-Fi

• ✅ Sewer & Trash

• ✅ First 1,000 Gallons of Water

Additional Usage Rates:

• Water: $25.00 per 1,000 gal (after the first 1,000)

• Electric: $0.11 per kWh (per monthly meter reading)

Pricing & Utilities

Monthly Rent: $675 | Security Deposit: $400 

What’s Included:

• ✅ High-Speed Wi-Fi

• ✅ Sewer & Trash

• ✅ First 1,000 Gallons of Water

Additional Usage Rates:

• Water: $25.00 per 1,000 gal (after the first 1,000)

Electric: $0.11 per kWh (per monthly meter reading) 

I. DORVR/Campsite Rental Agreement (Contract Terms) 

1. Parties and Term

• Park Operator (Lessor): Double Oak RV Ranch (DORVR)

• Guest/Resident (Lessee): ________________________________________

• Assigned Site: Site #__________

• Authorized Occupants: (List any additional adults or children allowed to stay) ________________________________________________________________________________

• Term: Start Date _____________________

• Term & Early Termination Penalty

  • Minimum Commitment: This Agreement requires a minimum stay of two (2) full months.

  • Early Termination Penalty: If the Guest vacates the premises, or is required to vacate due to rule violations, before the completion of the initial two-month term, the following penalties apply:

    • Departure within Month 1: The Guest shall forfeit the entire $400.00 Security Deposit.

    • Departure within Month 2: The Guest shall forfeit $200.00 of the Security Deposit.

  • Notice Requirement: Following the initial two-month period, the Guest must provide a 15-day written notice prior to vacating. Failure to provide notice will result in a $100 "Short-Notice" fee deducted from the remaining deposit.

·   No Tenancy: This Agreement does not create, nor shall it be construed to create, a tenancy, a leasehold estate, or a landlord-tenant relationship. The Guest has no proprietary interest in the site, and the Park reserves the right to terminate this license and require the Guest to vacate the premises upon proper notice for any violation of DORVR Rules or the terms of this Agreement. 

• This agreement is governed by Texas Utilities Code Chapter 184 regarding the 'Right to Evict' for non-payment or rule violations.

2. Fees and Payments

• Monthly Site Fee (Current Pre-Completion Rates):

  • Premium Pull-Through Site: $725.00

  • Standard Back-In Site: $675.00

• Rate Adjustment Clause: The rates listed above are promotional "Pre-Completion" rates. Upon the finalized construction and opening of the On-site Laundry Facilities and Community Game Room (Projected 2027), DORVR reserves the right to adjust monthly site fees to standard market rates with a 30-day written notice to the Guest.

• Initial Move-In: All security deposits and the first month’s rent are due in full on or before the move-in date.

• Monthly Billing Cycle: After the initial move-in, you will be billed on the 25th of each month for the upcoming month’s rent and the previous month’s metered utilities.

• Due Date: All payments are due by the 1st of each month.

• Weekend/Holiday Exception: If the 1st falls on a weekend or a federally recognized holiday, the payment is due on the next immediate business day.

• Utilities (Electric & Water): Meters will be read and billed on the 25th. These charges must be paid in full along with your rent by the 1st. 

• Electric: Day campers are free. All other guests will pay 1₵ per kilowatt hour over the utilities rate (Current total rate is $0.11 per kWh).

• Water: 0–1,000 gallons are free; usage exceeding 1,000 gallons is billed at $25.00 for every 1,000 gallons thereafter. Meters will be read on the 25th of each month. Your utility statement will be issued on the same day via email. All utility charges must be paid in full along with the next month’s rent by the 1st of the month. All meters are Wi-Fi connected; Management will be alerted if a leak occurs and you will be notified immediately.

• Sewer, Trash, Laundry, Wi-Fi, and Showers: Included/Free. (Note: Laundry and shower facilities are currently under construction with projected completion in 2027).

• Security: Free Cameras and security gate (Will be installed by fall 2026)

3. Security and Utility Deposit Terms and Conditions

• Total Deposit Amount: Guests shall pay a total refundable Security and Utility Deposit in the amount of $400.00 upon signing this Agreement.

• Refund Eligibility & Early Termination Forfeiture:

  • Less than 1 Month: If the Guest vacates the premises for any reason before completing one full month (30 days) of residency, the entire $400.00 deposit shall be strictly forfeited to DORVR.

  • Between 1 and 2 Months: If the Guest vacates after completing one full month but before completing two full months (60 days) of residency, $200.00 of the deposit shall be forfeited to DORVR.

  • After 2 Months: The deposit is eligible for a full refund (minus any unpaid utilities or damages) only after the Guest has completed a minimum stay of two full months.

• Purpose and Application: This consolidated deposit is held by Double Oak RV Ranch (DORVR) to ensure the Guest's full performance of all obligations under this Agreement. DORVR may apply these funds to:

• Utilities: Payment of any final unpaid electric charges or metered utility usage upon termination of the Agreement.

• Damages: The cost of repair for any damage to the assigned RV site, Park utilities, or common areas caused by the Guest, their household, or visitors.

• Site Restoration: The cost of removing personal property, trash, or debris left on the site after the Guest vacates.

• Outstanding Fees: Payment of any unpaid late fees or miscellaneous charges incurred during the Guest's stay.

• Deposit is Not Rent: This deposit shall not be used or applied by the Guest toward the payment of the last month’s site rent.

• Refund Policy: Following a final site inspection and the settlement of the final Month’s utility billing cycle, any remaining balance of the deposit will be refunded to the Guest within 30 days of vacating the premises, provided the site is left in its original condition.

4. Rent and Late Fee Policy

• Due Date: Monthly rent is due in advance on the 25th day of each month for the upcoming month’s occupancy.

• Late Status & Site Forfeiture: If rent is not received by the due date, your site will be listed as available for rent to the public. You will be expected to vacate the premises by the last day of the current month.

• Late Fee: If Management permits you to remain in your spot after a late payment, a $50.00 late fee will be added to your account and must be paid along with the rent. 

5.  Returned Check Fee (NSF)

• Fee: A $50.00 fee will be charged for any check returned for non-sufficient funds (NSF).

• Remedy: Upon notification of a returned check, the Guest has five (5) days to settle the balance (including the fee) via cash or electronic payment. Failure to resolve the balance within this timeframe will result in immediate eviction and the forfeiture of all deposits. 

6.  Occupancy Taxes

• Short-Term Stay Tax: In accordance with 2026 Texas State Tax Law, any guest staying for a period of less than 30 consecutive days is subject to a 6% State Hotel Occupancy Tax. This tax will be applied to the total site rental charge.

• Tax Exemption: Guests who stay for 30 or more consecutive days and notify the park of their intent to stay long-term are generally exempt from this tax starting on the 31st day.

7. Occupant, Vehicle, and Insurance Registration

• Authorized Occupants: Double Oak RV Ranch permits a maximum of two (2) adults per site. Please list all individuals (including children) residing in the RV for more than three (3) consecutive days.

• • Adult Occupant 1 (Primary): _____________________________________

• • Adult Occupant 2: _____________________________________

• • Child Name(s): _____________________________________

• ·       RV Specifications

• • Make: _____________________________________

• • Model: _____________________________________                   

• • Year: _____________________________________

• • Length: _____________________________________             

• • License Plate #:_____________________________________

• • State: _____________________________________

• Secondary Vehicle Details: A maximum of two (2) vehicles are permitted per site. Vehicles must be operable with current 2026 tags.

  • Vehicle #1 

    • Make: _____________________________________

    • Model: _____________________________________

    • Color: _____________________________________

    • License Plate #: _____________________________________

    • State: _____________________________________

  • Vehicle #2 

    • Make: _____________________________________

    • Model: _____________________________________

    • Color: _____________________________________

    • License Plate #: _____________________________________

    • State: _____________________________________

8. Proof of Insurance Requirement RV owners must maintain active liability and property insurance.

• Vacation Liability: You must provide proof of a dedicated RV policy that includes Vacation Liability. Note: Standard auto liability generally does not cover non-driving incidents once the trailer is unhitched.

• Insurance Carrier: _____________________________________

• Policy #: _____________________________________

• Expiration Date_____________________________________

9. Termination and Default

• Termination by DORVR: Conditions under which the Park can terminate the agreement and require the Guest to vacate are non-payment, violation of rules, or illegal activity.

• Failure to Vacate: Consequences of overstaying, including possible towing/removal of the RV at the owner's expense.

10. Liability and Indemnity

• Hold Harmless: Guest agrees to indemnify and hold DORVR harmless from any claims, damages, or losses to persons or property resulting from their use of the site or facilities.

• Risk Assumption: Guest acknowledges that they use the facilities at their own risk and DORVR is not responsible for damage or loss due to fire, theft, vandalism, natural causes (like floods or wind), or acts of God.

11. RV and Site Condition

• RV Age/Condition: All RVs must be 15 years or newer, unless approved by management.

• Site Maintenance: Guest's responsibility to keep the site clean, orderly, and free of clutter.

II. RV Park Rules and Regulations

This section outlines the operational and behavioral guidelines, which are incorporated into the main contract.

1. General Site and Park Appearance

• Clutter: No storage of indoor furniture, appliances, tires, excessive outdoor items, or trash outside the RV.

• Modifications: Prohibits Stakes, digging, trenching, permanent structures, decks, porches, or clotheslines without prior written management approval.

• Skirting: Rules on approved skirting materials (e.g., non-rigid, professional appearance only).

2. Trash & Sanitation Policy

• Bagging Requirement: All garbage must be securely bagged and tied before being placed in the trash receptacles. Loose trash is strictly prohibited.

• Designated Area: Trash must be placed in the designated park dumpsters only. Leaving trash bags outside your RV or at your site is not permitted.

• Collection Schedule: Trash is scheduled for pickup every Tuesday morning. Please ensure all weekend waste is disposed of in the dumpsters by Monday evening to ensure a clean park environment.

• Prohibited Items: Large items (furniture, appliances, tires, or hazardous materials) are not permitted in the park dumpsters and must be hauled off-site by the guest.

3. Vehicles, Driving, and Parking

• Speed Limit: Strict enforcement of a 10mph limit.

• Parking: Vehicles must be parked on the designated gravel/pad area only, not on grass, and may not block roadways or other sites.

• Maintenance: No major mechanical work, vehicle washing, or oil changes are permitted on site.

• Inoperable Vehicles: All vehicles must be currently registered and in operating condition.

4. Guest & Visitor Policy

• Direct Registration: All guests and visitors must be registered by emailing or texting Management immediately upon arrival.

• Resident Responsibility: You are responsible for the actions of your guests. Ensure they follow all park rules, including speed limits and quiet hours.

• Overnight Stays: Any visitor staying longer than three (3) consecutive days must be formally approved by Management.

• Parking: Guests must park in designated areas only and may not block roads or neighboring sites.

5. Pet Policy & Registration

• Pet Limit: A maximum of two (2) pets are permitted per RV site

• Mandatory Registration: All pets must be registered with Management before arrival. Proof of current vaccinations is required to be kept on file.

• Approval & Conduct: DORVR reserves the right to deny or terminate registration based on breed, excessive barking, or aggressive behavior.

• Leash Law: Pets must be kept on a leash and personally attended to at all times when outside the RV. Pets may not be left tied up outside or unattended.

• Immediate Cleanup: Owners must immediately clean up after their pets. This is a zero-tolerance policy to maintain park hygiene.

• Future Amenity: We are excited to announce that a fenced Dog Park is planned for construction in Fall 2026. Until then, all leash and cleanup rules apply to all common areas.

• Pet Registration Details

  • Pet #1

    • Name: ___________________________________

    • Breed: ___________________________________

    • Weight: ___________________________________

    • Vaccinations Current? ___________________________________ (Attach Records)

  • Pet #2

    • Name: ___________________________________

    • Breed: ___________________________________

    • Weight: ___________________________________

    • Vaccinations Current? ___________________________________ (Attach Records)

6. Quiet Hours and Conduct

• Quiet Hours: 10:00 PM to 7:00 AM during which noise must be minimized.

• Nuisance: Prohibition of excessive loud music, loud parties, or disturbing other guests.

• Conduct: Zero tolerance for illegal activity, disorderly conduct, drunkenness, or vulgar language.

7. Safety, Fire, and Property Boundaries

• Property Boundaries & Trespassing: Double Oak RV Ranch is bordered by private property. Trespassing outside the park fence line is strictly prohibited. Residents and guests must stay within the fenced boundaries of the Ranch at all times.

• Fire Safety:

  • Ground Fires: Open ground fires and wood-burning fire pits are strictly prohibited at individual sites.

  • Permitted Equipment: Only propane or charcoal grills and propane-only fire pits are permitted at your site.

  • Community Exception: Wood-burning fires are permitted exclusively in the designated Double Oak Community Fire Pit.

  • Safety Requirement: All grills and fire pits must be attended by an adult at all times while in use. Ensure all equipment is elevated off the grass or gravel to prevent damage to the site.

• Firearms & Fireworks: The discharge of firearms and the use of fireworks are strictly prohibited anywhere on the property.

• Hunting: Hunting of any kind is strictly prohibited on Ranch grounds.

• Utility Hookups: For the safety of the park and your equipment, all connections to water, sewer, and electric must be made using proper, undamaged, and industry-standard RV hardware.

• Freeze Protection (Required October – March):

o   Heated Water Hose: Guests are required to use a heated freshwater hose during freezing months.  All metal connection points (spigot, regulator, and RV inlet) should be wrapped with foam pipe insulation or thermal tape.

o   Alternative Method: If you do not have a heated hose, you must disconnect and drain your hose overnight when temperatures drop below 32°F, relying instead on your internal freshwater tank.

• Sewer: A proper sewer hose seal (donut or elbow) is required for all connections to prevent leaks and odors.

• Electric: Do not tamper with the pedestal. Only one RV may be plugged into a pedestal at a time. You may use either the 50-amp or the 30-amp outlet, but you are prohibited from plugging into both simultaneously.