Investor Brief · June 2026 · Cedar Creek, TX
Spring Village
An affordable Airbnb tiny-home village near Austin.
Raising $160,000 from up to 8 founding investors to turn 1.84 wooded acres — next to the proven AustinSpring rentals — into a cash-flowing short-term-rental village.
The Opportunity
Affordable housing that pays — because the two big costs are already solved.
Most small-home projects die on the land and the homes. Spring Village starts with a near-zero-cash land basis (acquired below market through a direct owner trade) and homes built from tiny homes, trailers, RVs and Airstreams bought at deep discounts. Investor capital skips the expensive parts and goes straight to making units rentable. Run as Airbnb/Vrbo short-term rentals fifteen minutes from the Austin airport, it's the expansion of an operating business — not a bet on raw land.
The Deal at a Glance
- Free land — 1.84 acres via owner trade, no fresh cash for the dirt
- Cheap homes — trailers/RVs/Airstreams at a few thousand each
- Airbnb income — short-term rents near Austin beat long-term
- Proven next door — AustinSpring already hosts guests today
- On-site operator — run by the team next door, not a remote syndicator
- Small raise — $160K starts it; it grows from its own cash flow
Use of Funds — $160,000
Where the money goes
Land (contributed below-market, no cash)~$175K value
Water well, 700 ft (drill, casing, pump, tank)~$35K
Site work: septic, electric, pads, road, water lines~$55K
~6 cheap-built homes + fit-out & furnishing for STR~$60K
Contingency & soft costs~$10K
Investor capital raised$160,000
The Model & Returns
How it pays back
$160K gets the first ~6 short-term-rental homes furnished and live. Booking income then funds the shared amenities and the next homes, growing toward 14. [Illustrative — real AustinSpring occupancy & nightly figures to be inserted here.]
Phase-1 homes~6 units
Illustrative average~$1,200 / home / mo
Illustrative stabilized gross~$85K–110K / yr
PathReinvest → grow to 14
Two ways to come in:
Lender / Note
$10,000+ · ~9–10%
Fixed annual return, paid quarterly, secured against the land & homes. 3–5 yr term.
Equity Partner
$25,000+
Own a share of the village — pro-rata Airbnb cash flow plus upside on growth, refinance & sale.
Smaller "friend of the village" notes from $5,000 also welcome. All figures illustrative; final terms in definitive agreements.
Location & Rules
Cedar Creek is the right place to do this
- No zoning. 183 Clover Rd is in unincorporated Bastrop County, which has no zoning ordinance — none of the minimum-size bans that kill tiny-home projects in cities.
- No STR license mandate in the unincorporated county (only the City of Bastrop requires registration). Obligation is to collect & remit Hotel Occupancy Tax on bookings.
- Proven locally. Bastrop County just approved a 43-acre RV-and-cabin park in Cedar Creek; established RV/tiny-home parks already operate nearby.
- Permits needed: septic (OSSF), building permits for any >400 sq ft, and a well permit (Lost Pines Groundwater Conservation District). Straightforward, county-administered.
Track Record
Not a first-timer — the business already exists
Spring Village is the expansion of AustinSpring, an operating rental community on the adjoining parcel that rents rooms and trailers today. Same on-the-ground management, same location knowledge, same demand. [Insert real AustinSpring stats: # units, occupancy %, average rate, years operating.]
The Ask
$160,000 from up to 8 founding investors — as notes, equity, or a blend. First in get the best terms. Minimums from $5,000. The land is in hand; we're funding the well, the site work, and the first homes.
Important — not an offer. This brief is preliminary information about a planned real-estate project for general discussion only. It is not an offer to sell or a solicitation to buy any security, investment, or property, and not legal, tax, or investment advice. Any investment would be made only by qualified parties through definitive written agreements containing full terms, risks, and disclosures. All figures are illustrative estimates, not projections or guarantees, and may change materially. Real-estate and short-term-rental investments carry substantial risk including loss of capital and changes in local rental rules. Past or current performance of AustinSpring does not guarantee future results. Consult your own advisors.