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P.O. Box 199
Concan, Texas, 78838

Call for reservations:

Call: (830) 232-5721
Fax: (830) 232-6894
Email: info@FrioFun.com

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Main > > Winding Springs
Entry way to this beautiful waterfront home 
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  • Interior of 2nd story casitas
Price (In-Season): USD $ 600.00
Price (Off-Season): $Not Available in the OFF-SEASON
Location: Cypress Bend
Bathrooms: 3
Bedrooms: 4
Sleep Capacity: 15
River Access: Waterfront

This magnificent riverfront home located in prestigious Cypress Bend subdivision is situated in one of the very best locations along the Frio River in Concan, at the intersection of Comanche Creek Crossing and Cypress Lane. Perched on a chiseled limestone cliff above the river lies one of the best rock homes in Concan - "Winding Springs"!


The main waterfront house features two bedrooms and two bathrooms and hosts:


  • Modern kitchen
  • Large spacious family room 
  • Covered riverfront porch with ample chairs for enjoying the sounds and view of the river below. 


A second story CASITAS above the garage comes complete with:


  • Another bedroom
  • Bathroom
  • Fully equipped kitchen (no stove) 
  • Living room that has a flat screen TV
  • A couch that pulls out to a queen size sleeper 
  • And a standard bunk bed with a trundle bed feature! 


The two bedrooms in the main house feature floor to ceiling glass double french doors that lead out to the expansive deck overlooking the river and wooded area below. And, the Casitas has its own deck that faces the mountains and woods to the East.

The living room features rustic furniture and a pull-down double murphy bed by the fireplace.

The home sleeps 15 comfortably and everyone will hear the sound of the flowing Frio River as the lazy afternoons merge into the starry night sky above. There is:


  • BBQ pit
  • Horse shoes
  • Washer toss 
The homes location makes it ideal for "rock pickin'" along the river; 
  • Hiking
  • Riding mountain bikes
  • Birding
  • Jogging over to Comanche Trace across the river or simply doing nothing at all!


There is a private set of stairs that leads to a private waterfront area for your family to lounge or tube in the river or simply hang out and watch the world go by. Flanked by five other homes managed by Frio Fun, your family will soon make new friends with other Frio Fun folks for years of vacation fun! Reserve this home early because it will book up fast each season!



Bedroom 1: 1 Queen (sleeps 2)
Bedroom 2: 3 Twin single (sleeps 3)
Pull down 1: 1 Queen (sleeps 2)
Sofa 1: (sleeps 1) 
Bedroom 3: 1 Queen (sleeps 2)
Living Area: 1 Twin bunk, 1 Twin single (sleeps 3)
Pull-out 1: 1 Queen (sleeps 2) 
Total: 15 

 CLEANING FEE: $110.00 





Linen Fee: $150.00 - OPTIONAL

Effective December 1, 2013





This fee will cover the linens for the property which includes all sheets, pillow cases, and bath towels for the property. (Keep in mind we supply only one towel per person for the recommended sleeping capacity) Please DO NOT take our bath towels to the river, please bring your own beach towels for river purposes. All sheets and towels are to be accounted for upon check out. In order to do so please place all towels in bathroom shower or tub. Please strip sheets off of the bed and place on top of the bed. Charges will be made for all or any missing linens. 


If you will need additional towels or sheets please contact our office manager 



Scheduled stays:

3 nights- one supply


For longer stays please contact manager about sheet and towel supply.


Lost/Damaged Fee- 

Pillow Case- 5.00

Towel- 7.00

Twin sheet- 10.00

Full sheet- 10.00

Queen sheet- 15.00

King sheet- 15.00


Additional Laundry Rental-

(Must order prior to arrival or during office hours)

Towel- 3.50

All bedding differers per house please contact office manager for cost. 






Deposits & Minimum Stays: To book your reservation a one night deposit & amenity/linen fee is required at the time of booking, with the final balance due paid in full 30 days prior to arrival -  NO EXCEPTIONS. If booking within the 30 days payment in full is due at the time of booking. Minimum stay: 3 days of longer (in season) 

We only allow one credit card per reservation & one card for the rental balance. $10.00 credit card fee per charge. Any extra cards will be a $30.00 convince fee.  All rates are subject to change without notice 


If cancelled 30 days or more before the date of arrival, 20% of the reservation deposit is retained by Frio Fun, LLC., & 80% will be refunded. Amenity/Linen Fee is non refundable!  If cancelled WITHIN 30 days of the arrival date, 100% of the deposit and the remaining total amount of the reservation based on the number of days reserved is retained by Frio Fun, LLC.

There are no refunds for early departures. Only Cash, MasterCard, Visa, MoneyOrder, Cashier Checks are accepted; Personal checks are not accepted. Rates are subject to change without notice. Published rates do not include the applicable sales & lodging tax.

There is no “rolling over” of your deposit from one year to the next. If you cancel within 30 days you will loose your entire deposit and the remaining total amount of the reservation based on the number of days reserved is retained by Frio Fun, LLC.

Loss or Damage of Property

All reservations must be secured with a Visa or MasterCard.

NOTE: WE DO NOT ACCEPT EITHER THE AMERICAN EXPRESS OR DISCOVER CARDS.That credit card is immediately charged for the first night stay. That credit card may also be used for any damages or loss of property during your stay. Upon arrival, before anyone can pick up the keys, you will be asked to sign a check-in card that states our policy. Anyone who refuses to sign this card will not be issued keys. If the property has not been paid in full 30 days prior to arrival, keys will not be issued. Arrangements for keys for after hours arrivals will be made in advance providing balance is paid in full as described above and the sign-in card is received prior to your arrival.


We require a 3-night minimum stay (in season) With the first night paid upon making the reservation, as the deposit that will go towards your first night stay. The remainder is due 30 days prior to your arrival. If the home is not secured with a deposit then it is available for anyone else to rent. We do not accept personal or business checks.

Age Limitation

Frio Fun will not allow any of the properties we manage to be reserved or booked by any individuals UNDER the age of 25 years old.

Should an individual or individuals intentionally reserve and book the property that are under the age of 25 be discovered, they will immediately be asked to vacate the property WITHOUT a REFUND of any kind. Further, should an individual 25 or older reserve and book the property, they must be on the property for the duration of the confirmed reservation. At no time will the remaining parties be allowed to stay in the property without the individual who made and received a confirmation unless they are 25 years old or older. 


We reserve homes a year in advance, to the date. When you check out, assuming that your group has followed the policy, you may re-book the same house for the same dates next year. These dates must be secured with a deposit either credit or debit card upon departure. If you choose not to rebook at that time, that home is then placed back on the market. Homes are re-booked by day not date.


RV's, ATV's, Go-Carts, campers, Dirt Bikes, and other loud, fast vehicles are prohibited from our properties. Violators will be evicted without refund.

Things that go "BANG"

No fireworks are allowed in the subdivisions in Concan. No firearms, including B. B. guns, slingshots, and bow/arrows are allowed in the subdivisions in Concan. Some of the Home Owners may violate these rules and it is up to the Subdivision Board of Directors to deal with on their own. We at Frio Fun must honor the subdivision rules and will evict any violator without refund.

Property Care

Our homes are the property of others and the owners have entrusted us with their care and welfare. Since these homes are in areas with other houses that will be occupied during your stay, we have a few rules that we strictly enforce:

  • Take good care of the property and river.
  • Don't disturb your neighbors.
  • Keep noise within reason. No loud music, loud noise, or public intoxication.
  • Please treat the properties as though they are yours. Anyone who willfully damages property in our canyon will be turned over to local law enforcement authorities. Charges will be filed!
  • No pets allowed in any Frio Fun vacation homes.

Campfires/Tents/Portable Swimming Pools

Please do not build fires other than in the designated barbeque grills or designed fire pits. NO Tents or portable swimming pools allowed on any Frio Fun properties.


Please do not chase or harass wildlife.

Keep the Frio Clean

Local citizens clean the river from Leakey to Concan several times a year. Law enforcement officials are on the river at all times watching for drunks, drugs, and people who litter. Drunks and Druggies go directly to Jail. They do not pass Go. They do not collect $200.00.




This contract constitutes an agreement between the Guest and FRIO FUN, LLC.,as agent to rent the premises managed by FRIO FUN, LLC. The restrictions, conditions and limitations described below are included as part of this agreement.


The Guest agrees to the following CANCELLATION POLICY: 1 night deposit with the final balance DUE 30 days prior to arrival.  There are no refunds for early departures. MasterCard or Visa will be honored and Personal Checks are NOT accepted. Rates are subject to change without notice. Published rates do not include the applicable lodging tax.


All prices, services and amenities are subject to change without notice. Due to resale and maintenance issues, FRIO FUN, LLC., reserves the right to move the guests to a comparable property. Every effort will is made to ensure the guests are booked in the property of their choice. 


FRIO FUN, LLC. only rents to responsible parties. A responsible party must be 25 years or older to rent. A State Drivers License is required at check in. FRIO FUN, LLC. does not allow rentals for Wedding Parties, Fraternity Parties, Birthday Parties, Bachelor or Bachelorette Parties. Guest also understands that a 3 night minimum stay(in season) is required. FRIO FUN, LLC. reserves the right to refuse service.


The Guest understands that the accommodations are privately owned and furnished by the owner and come as advertised. FRIO FUN, LLC., and the owner are not required or obligated to provide additional furnishings or equipment. Most televisions have cable but some may be satellite receivers. They have been checked prior to your arrival. If you remove the access cards or change cables, etc, the service will be interrupted and you will not have TV during your stay. Our maintenance staff will not come out for television problems you have created. If the major appliances including air conditioning become inoperable, FRIO FUN, LLC.,will exert every effort to have them repaired, and will also make every effort to relocate the Guest if it becomes necessary. Agent can not guarantee the time required to make repairs.

Guest understands that each unit is furnished in relation to the owner’s taste and will vary between properties. All properties are individually owned, so please take care of the property as you would your own. Kitchens are well equipped with basic cooking needs (dishes, silverware, pots, pans, coffee makers, microwaves and toasters). Each property is “Inspected” & signed off on by our Housekeeping Supervisor prior to your check in and upon your check out. Any missing items, broken items, smoking, unauthorized pets, excessive cleaning, soiled/stained towels, or trash removal will be billed to your Credit card. FRIO FUN, LLC. ,offers no extra linens, paper products, towels or DAILY maid service. You are responsible to bring the following items: Linens, hand, dishwashing & laundry soap, kitchen trash bags.Towels, extra paper goods (toilet paper, facial tissue and paper towels), Extra Pillows if your wish to sleep with more than one, Coffee filters, Bathing soap and Shampoo, Extra Dish Soap, Extra kitchen trash bags.

Our properties have what is termed “Owner’s closet”, “Owner’s rooms”, or “Owner’s garage”. These areas are locked and off limits to the Guest. If you attempt to break into the owner’s areas you will be charged for breaking and entering private property. We perform inspections after departure and we do prosecute.


Many of our properties have occupancy limits and are advertised on the web site. These limits include adults and children. Be sure that you are aware of these limits prior to reserving the unit. If you have more than the allowed occupancy limits staying in the rental property, you will be asked to leave without refund. 


Many properties have special amenities on the property or access to special amenities including, but not limited to: roof decks, elevated decks, spa, hot tub, Jacuzzi, whirlpool, sauna and swimming pool. Unless otherwise posted, Guest is allowed reasonable use of these amenities during Guest’s rental period. The Guest recognizes that there are inherent risks in the use of these amenities which may include personal injury and property damage. Guest agrees to use the amenities in a safe manner and follow any instructions regarding the use of the amenity. Guest recognizes that there are risks to children in the use of many of the amenities provided with the property. Guest recognizes that there are risks to the use of any of the amenities provided if they are used in a manner for which they were not designed. The Guest further recognizes that the use of these amenities may be UNSAFE if: used for an extended period of time; used by individuals who are pregnant or who may be pregnant; used by individuals while under the influence of drugs, alcohol or medication, or; used by individuals with certain health risks. 

The Guest acknowledges and assumes all risks for the use of any amenities provided with the rental property and Guest further agrees that Guest is wholly responsible and liable for any injury or damage to persons or property as a result of their use of the amenities provided with the property. Guest further agrees to indemnify, save, protect, defend and hold harmlessFRIO FUN, LLC., and the owners of the property for any damages, costs or attorneys fees incurred as a result of any injury or damage from the use of the amenities. The Guest agrees to assume sole responsibility in relation to these risks and Guest agrees Guest is responsible and liable and will pay agent upon request for any damages to these amenities caused by Guest’s misuse or negligence.


Guest agrees to use only the parking spaces provided by the property. If you block anyone’s driveway or do not observe the appropriate parking places provided, the offending vehicle will be towed at your expense without notice. Many properties offer parking underneath the residence, please note the height of parking under the house. If you damage the house or supporting pillars the Guest agrees to pay for all repairs. No RV’s, ATV’S, Campers, or Trailers are permitted on any of the properties. No Parking on Empty Lots. Violation of this will result in being asked to leave without refund. 


Please observe any no trespassing signs for any next-door properties. The owners are very serious about no trespassing on their property and will call the police. Please be respectful of your neighbors. Many of these are permanent residents. No loud music or outside parties after 10:00 p.m. Residents will call the police and, if necessary, you will be asked to leave without refund. Observe speed limits at all times. There are many small children living & VISITING in our rental areas.


NO PETS ALLOWED PERIOD in any of the Frio Fun properties. Violators will be asked to leave with no refund, and will be charged a $250.00 fee.  If an unauthorized pet in found in any unit you will be asked to leave without refund.


FRIO FUN, LLC., will charge your credit card for the following items: $100.00 charge for lock outs after business hours, extra keys are $15.00 deposit (with 10.00 refund after return), & non-returned keys (charge of $25.00). Check your property before you leave FRIO FUN,LLC., WILL NOT be responsible for any items left in the property. A minimum of $50.00 if you leave trash in the house. Trash cans and dumpsters have been provided for your use during your stay. YOU WILL BE FINED $500.00 for smoking in our properties. AND $50.00 for excessive trash around the property or in Hot tubs & Swimming pools.


Guest agrees to indemnify, save, protect, defend and hold harmless FRIO FUN, LLC., it’s agents or assignees, and the owners of the property for any and all claims, actions, suits, demands, damages and costs related to defending same, including attorneys fees incurred as a result of any injuries to persons or damages to property, including any damages that are the result of the negligence of FRIO FUN, LLC., it’s agents or assignees, and the owners of the property; any damages that are the result of FRIO FUN, LLC., it’s agents or assignees, and the owners of the property being sued for as a result of the acts or omissions of Guest or arising out of the acts or omissions of Guest. Representatives from FRIO FUN, LLC., have the express right to enter the rented properties at any time, with or without the Guest’s consent to inspect the property or perform routine maintenance.







Hilltop, River, Wildlife.


BBQ Pit(s), Coffee Maker, Dishwasher, Fireplace, HDTV, Horseshoes, Loft, Microwave, Outdoor Shower, Patio, Patio chairs, Satellite TV, Toaster, Washer Toss, Washer/Dryer.

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