About Sunset Meadows

OUR COMMUNITY:

We currently have 15 lots, with 12 available.

7 lots have full utilities: water, septic, Full 50 amp electric, trash, and a parking spot. These lots range from $600 to $700/mo

You can:
  1. Build or Bring your own Tiny home as long as it meets NOAH, RVIA, and/or IRC Appendix Q code.
  2. You can order one through one of our preferred builders, or a builder of your choice
  3. We also build Tiny Homes! Shipping Container homes, specifically (2 of which are located on the property now). You can preview general layout options here, and contact us for a full list. Lot Prep Fees WAIVED when you purchase one of our Container Homes!
    * Our custom builds have limited availability, so ask now if you're interested! Shipping Container homes range from $40k to $80, depending upon the options chosen.

NOTE: All tiny homes must be owner-occupied and meet NOAH, RVIA, and/or IRC Appendix Q code.


Standard Lots come with:
  • Lots are 20 ft. wide and 50 ft. long, unless otherwise specified.
  • Freshwater connection
  • Full 50 amp electric service
  • Septic Connection
  • Trash Service
  • One Parking Spot (additional spots can be discussed, depending upon availability)

Off-Grid Lots come with:
  • * Off-Grid lots are designed to cater to smaller, highly efficient homes with Solar for electricity, composting toilets, and propane for all heat sources.
  • Lots are 20 ft. wide and 50 ft. long, unless otherwise specified.
  • Propane Tankless water heaters, Cooking, and Heating are required for all off-grid lots.
  • Freshwater connection
  • Gray water drain - septic can be added, depending upon lot location and available capacity.
  • Trash Service
  • One Parking Spot
Off-grid lots range from $400 to $500/mo

Our Process

Application:

Completed Rental Application

Prospective Tenants must submit a completed application accompanied by the application fee.
The application process may include Background, Credit and Criminal Checks
Application Fee: Paid for by tenant, $40 per person

Home Approval

Home Inspection / Review

Management will review your home, either in person or through documentation/pictures. All tiny homes must meet the requirements listed below under HOMES.

Lot Preparation

Getting Your Lot Prepared

Each lot, and tiny home, has specific needs. Our goal is to make moving into your new home spot the smoothest, easiest process possible. To that end, we take care of hard-line utility extensions and connections, walkways, and patios (gravel and/or concrete) as well as lot/pad prep.

  • The Lot Preparation fee covers the costs associated with pads, sidewalks and utility connections and can range up to $2,000.00 for standard lots (depending upon your home / lot needs) and up to $1,000.00 for off-grid lots. This is a one-time, non-refundable fee.
  • Lot Preparation needs will vary depending upon the lot you select, the requirements of your home, AND what you prefer (gravel or concrete patio, etc.). Please reach out if you have any questions and we'll do our best to answer them.
  • Lot Prep Fees are WAIVED for tiny homes we build! Ask for details.
Tiny House Placement

Moving Your Tiny Home

Now that your application and home are approved, and your lot is prepared, you can arrange to have your tiny home placed on your new lot.

Tiny House Connections

Hooking It All Up

You are responsible for the proper placement of your Tiny Home on the lot and proper installation of all utility connections in accordance with the instruction of the management.

Move-in

Going Small, to Live Big

Now it's time to move in and celebrate the freedom of living tiny! Welcome to your new home!


Let's Connect!

Our Contact Info

Just off the intersection of HWY 121 and HWY 11

469 854 9610

info (at) vertex ranch (dot) org

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Sunset Meadows Rules

GENERAL RULES

These rules and regulations are not restrictive and are in place to provide everyone with a great place to live. We expect everyone living here to gladly support them

  • No subletting, renting, or occupation by anyone not listed on the application will be permitted except with the written approval of the management.
  • Only Owner-occupied homes are allowed, except with written approval of the management.
  • Tiny Homes may not be sold with the understanding that the buyer may retain the same lot without the prior consent of the management.
  • Disorderly conduct, abusive language, noisy disturbances, smoking, use of illicit drugs, or disregard of the rules and regulations contained herein shall be grounds for immediate removal of all persons committing said offenses from the premises.
  • Parents will be held responsible for any damage caused by their children. Tenants will be responsible for their guests and pets.
  • The management reserves the right of access onto all lots at all times for the purpose of inspection and utility maintenance
  • The management will not be responsible for accidents, injuries, or loss of property by fire, theft, wind, floods, or other natural acts which are beyond its control.
  • Equipment and apparatus furnished on the grounds are solely for the convenience of residents and all persons using same do so at their own risk.
  • The management shall be notified immediately of any hazardous conditions which are known to be a violation of these rules and regulations, or otherwise.
  • Every resident shall be responsible for any violation of these rules and regulations by a member of his family, or his guest.
  • Any violation of these rules and regulations by a resident that is uncorrected by him or her or that causes damage to a dwelling or seriously interferes with the comfort or safety of another resident, shall be grounds for termination of the lease.
  • The management requires that all residents remain for a minimum period of one year.
  • The management reserves the right to alter these rules and regulations as circumstances require, upon seven (7) days prior written notice to residents.
  • All residents should notify the management as far in advance as possible when planning to vacate.
  • Residents must check out according to the following conditions in order to have their security deposit returned:
    • The management must be notified in writing received by the management at least thirty (30) days before the resident(s) intend to vacate.
    • If all the rent is paid current and no damage has been done to the Community property, the resident's security deposit will be returned. The management must be present when the resident removes the Tiny Home from the lot.
    • The resident must provide management with a new address, in writing, within thirty (30) days after leaving.
  • A maximum of two adults and two children are allowed in each Tiny House. Rent includes the first two occupants and an additional fee of $25/mo/occupant will be added for the 3rd and 4th occupants.
  • No Tenant may own more than one Tiny Home in the Community at the same time without written permission of Management
  • Generators are not allowed to be used; only during an unexpected electrical outage.
  • No Appliances such as refrigerators, freezers, washers, dryers, etc. are permitted outside of the tenant's tiny house.
  • All homes must be fully connected to the provided water and sewer and to the Tenant's paid electric meter or solar power system.
  • Fireworks are prohibited on the Community property and the areas around the Community
  • The Washing of vehicles on the property is not permitted.

RESIDENT BEHAVIOR

  • Cigarettes, cigars, pipes, and electronic cigarettes are not permitted on the property.
  • Noise or conduct which Community Management finds objectionable, which disturbs the peaceful enjoyment of the Community by neighbors, or which constitutes a nuisance to other Residents, or which constitutes a breach of the peace is prohibited.
  • Loud noises, annoying parties, or abusive or profane language shall not be permitted at any time in the Community. Yelling, screaming, other noise-making, or the use of profanity outside the Tiny Home or inside the Tiny Home if audible outside the home are not permitted in the Community.
  • All Residents and their invitees and guests must conduct themselves in an orderly fashion and must ensure that their pets behave in such a manner as not to annoy, disturb, or interfere with other Community Residents.
  • Residents are requested to keep noise levels from whatever source to a minimum, especially between the hours of 10:00 p.m. and 8:00 a.m. Any noise which can be heard outside of your lot will be considered too loud.
  • Complaints filed with Community Management by other Residents concerning noise or disturbances caused by another Resident or such Resident's guests shall be considered as evidence of a violation of these rules.
  • Drunkenness or acts of improper conduct of any kind will not be tolerated.
  • Motorized vehicles other than wheelchairs are not permitted anywhere other than the parking lot.
  • Skateboarding is prohibited in the Community.
  • Illegal drugs and marijuana are not permitted in the Community. The only exception would be medically prescribed marijuana and only with the approval of the Community Management

VEHICLES

  • 1 Parking spot is allotted for each tiny home unit, plus additional spots only for guests.
  • Vehicles shall be parked only in the designated area. Vehicles shall not be parked in or along Community roads, or in undesignated areas on the lots.
  • No un-inspected, unlicensed or inoperable vehicles will be permitted in the park for more than fourteen (14) days. Vehicles not removed by the owner in this time period will be removed by the Management at the owner's expense.
  • Each residence in this Tiny House Community may have up to two (2) vehicles. One parking spot is included in the base lot rent. Boats, trailers, and additional vehicles must be parked or stored outside of the community.
  • Each vehicle must be parked in a designated space and in an orderly fashion that would not restrict others from parking as well.
  • The speed limit in the Community is ten (10) miles per hour and drivers must be alert for children or pedestrians.
 

LOTS AND YARD MAINTENANCE

  • Lots may be inspected periodically by the management. No changes, alterations, or additions to Tiny Home lots may be made by the resident without the written approval of the management Skirting, porches, awnings, and other additions, if approved by the management, shall be maintained in good repair by residents.
  • The resident shall be responsible for the proper placement of his Tiny Home on the lot and proper installation of all utility connections in accordance with the instruction of the management The management will supply utility connections to each lot; each resident shall be solely responsible for the proper connection of the utility connection from his or her Tiny House.
  • No occupant shall tamper with or alter the utility connection owned by the park.
  • Connection to the park-owned utility should be made with all applicable regulations.
  • If a lot is neglected, the management reserves the right to take over its care and bill the resident the actual cost of maintenance.
  • The resident is responsible to keep the grass on their lot mowed and in presentable appearance unless the lot is clear enough for grass cutting by a mower by Management or Staff. Except for trees, bushes, flowers, and gardens, all grass and ground cover shall not be permitted to exceed four (4) inches in height.
  • The resident is responsible to keep the sidewalks located on his or her lot clear of snow and ice.
  • Management will keep park roads passable year-round as much as possible. No tenant has the right to alter or obstruct the construction, repair, or clearing of the road. All roads are private roads for the use of residents and their invitees, and Management only.
  • No boats, travel trailers, or other such equipment shall be stored on individual lots. Storage, if space is available, will only be permitted at locations so designated by the management An approved skirting will be provided by the resident and placed around the Tiny House within thirty (30) days after arrival. The management reserves the right to have skirting installed after this time and to bill the resident for the actual cost.
  • All Tiny Homes shall be tied down to prevent wind damage.
  • The blocking which contacts the ground shall be solid concrete, solid block, or block with centers poured. The tenant may opt, at their own expense and with prior written approval from management, to have a concrete pad poured before locating their home on the rented lot.
  • All resident water pipes and connections shall be frost-proofed by the resident. Any damage caused to the Community water lines or Tiny House water system, because of frost or water lines freezing of resident water pipes and connections shall be repaired at the tenant's expense. The management reserves the right to have the park property repaired in such instances and bill the tenant.
  • All delivery and pick-up vehicles shall turn around in the space provided for this, and not on individual lots.
  • No fencing may be installed without the permission of the Management.
  • Residents who remove their Tiny Home from the Community must, at their own expense, restore their Tiny Home space to its original condition, including complete removal of all improvements and fixtures, except service connection stubs.
  • Any improvements to the property that prior approval was attained for, maybe left intact with the written approval of the Management.
  • Outdoor furniture at each lot must be rated for outdoor use and kept in good condition.
  • Vegetable and flower gardens are encouraged.
  • Storage buildings or bins will be the tenant's responsibility and must reflect the architecture of the tenant’s Tiny Home. No storage building may be built or brought into the Community without management approval. The management reserves the right to enter storage buildings for inspection at any and all reasonable times. Storage buildings or bins may not be located on individual lots but in the area designated for such and on a space-available basis and with permission from the Landlord.
  • Tiny House Village lots may not be covered with rocks, gravel, or other such materials without the written approval of management,
  • Written permission is required to add decks, permanent coverings, fences, and storage buildings. Tenant shall provide Landlord information as to materials, size, and drawings. No decks, permanent coverings, fences, and storage buildings may be built without Landlord approval.

MAIL

  • We plan to offer Mailboxes in the near future. Until further notice, all mail, licenses, and registrations must use a PO BOX at the local USPS office.
  • Packages and mail are not to be sent to the property and will be returned to the sender.

HOMES

  • Allowed Home types are: THOW, Park Model and Container Homes, or other such home approved by Management in writing. We MIGHT be open to Schoolies, Airstreams, or other alternative designs, but those will be approved on a case-by-case basis.
  • No RV's, Travel Trailers, Fifth Wheels, or Toy Haulers are allowed for long-term lot rental.
  • All homes must be made within the last 10 years, meet NOAH, RVIA, and/or the IRC Appendix Q building code, be a maximum of 15 feet wide and 40 feet long.
  • All homes must use propane for cooking, heating, and water heating. 100lb tanks a recommended and can be filled by Texas Best Propane upon request.
  • No electric tankless water heaters are allowed.
  • All Tiny Homes must be kept in good repair, including storage buildings. Residents must repair any water leaks from faucets to the Tiny Home immediately Broken windows; peeling paint; or dirt, grime, or mildew visible from a Community roadway, common area, or an adjacent lot must be corrected.
  • The exterior surfaces of the Tiny Home, including the eaves and trim, shall be kept free of mildew or discoloration.
  • Peeling, fading, or damaged exterior surfaces must be restored to the original new condition.
  • Changes from the original material and color of a screened area must be approved by the Community Management prior to installation.
  • All exterior materials used in upgrading must be approved in writing by the Community Management prior to their use on the home. The materials used must be consistent with the types of materials used on new homes being brought into the Community.
  • Upon failure of Resident to take appropriate corrective action after receipt of the notice, Community Management may, but has no obligation to, have the necessary work performed and shall have the right to charge the Resident the actual cost and expense incurred for materials, equipment, and labor. This amount shall be collectible in the same manner as the lot rental amount

ANIMALS

  • No animals, except for household pets, shall be brought into the Community
  • All pets must have updated vaccination records on file.
  • All pets must have a collar and tag listing the animal’s name, owner’s name, and owner’s phone number.
  • Written permission must be obtained to keep or bring pets into the Community. Only the pets described in the permission may be kept or brought into the Community.
  • No hostile or aggressive breeds or behavior will be allowed.
  • Pets shall NOT be allowed to run at large or to commit any nuisance within the limits of the park. Please keep your dog on a leash when it’s on the property.
  • Noisy, constantly barking or unruly pets or those that cause complaints will not be allowed to remain.
  • Outdoor-only pets are prohibited.
  • A maximum of two pets are allowed at each residence.
  • Feeding stray or wild animals is prohibited. Bird Feeders are allowed and encouraged.
  • The owner is responsible for cleaning up all pet droppings. Any owner leaving droppings behind will be fined $25 per occurrence.

RENT

  • All rents are payable in advance by the FIRST (1st) of each month.
  • Anyone who does not have rents paid on time, unless otherwise arranged for and approved my management in writing, shall be directed to leave the Community within thirty (30) days at the option of the management.
  • Rents shall be placed in the porch mailbox located at 7875 FM 896 Trenton, TX unless otherwise directed by management, or delivered directly to management.
  • A late fee of $25 per day will be accessed past the first day of each month.

UTILITIES

  • All garbage must be in plastic bags and placed in the Community garbage dumpster.
  • Garbage may only be placed in the Community garbage bin. No other garbage bins may be placed in the Community or the individual lots.
  • Any cardboard or other large items must be torn apart, smashed, or otherwise compressed as much as possible.
  • Composting is encouraged but must not have an odor or attract bugs, rodents or animals.
  • All residents that wish to recycle must do so on their own accord - although we support recycling, Fannin County does not yet have recycling services available.
  • Rainwater collection systems are encouraged but may not exceed 55 gallons each. Tenants may have up to three (3) of these barrels.
  • Solar Systems must be safe and in good working condition. Any broken components or panels must be replaced within thirty (30) days of being notified of such damage

FIRE PROTECTION

  • Have fire extinguishers at central locations in your Tiny Homes where they are readily accessible.
  • Maintain smoke detectors installed in your Tiny Home. Each person's safety is the concern of all persons in the community

ADDITIONAL RULES

  • The flying of drones or model aircraft in the resort is strictly prohibited.
  • Hammocks are allowed at designated and appropriate locations but must be removed when not in use.
  • Clotheslines, as well as hanging clothes outside of a tiny home, are not allowed.

EXCLUSIONS

  • Community Management reserves the exclusive, unrestricted right to grant special exceptions to this Tiny House Community Rules and Regulations when, in the exclusive opinion of Community Management, special circumstances warrant the granting of special exceptions or written waiver of a particular provision as it applies to a particular resident or residents, so long as such exception or waiver does not interfere with the general welfare, health, and safety of the other residents of the Community.
  • For example, variances to these Rules and Regulations may be granted by the Community Manager due to space limitations, design considerations, in cases where the intent of a Rule of Regulation is met but not the specific requirement, or in such other circumstances where the exception will not disturb the quiet enjoyment of the Community by other residents, or when the basis for the variance is deemed sufficient in the discretion of Community Management.