The location was nice. The house was nice, but lacking in amenities. We walked into a cold, dark house. The inside of the house was basically clean, with the exception of the centerpiece on the dining table that was stuck to it as a result of improper cleaning. I’m not much for plastic, so finding that there was no glass plates, or glasses was also a disappointment. Glass coffee cups were provided, but were stuck to the liner inside the cabinet. I was hesitant to use anything without prior washing on my part. Most of the serving dishes were also plastic I found this a concern as plastic is hard to sterilize. The patio cushions were dirty and the lights were covered with spiderwebs. The appearance suggested that it had not been cleaned in a really long time. The previous B&Bs that I have stayed in offered shampoo and soap for showers; this one did not. Since this was a lake house, I did expect to at least find a hairdryer, but this was not the case. The Wi-Fi and password did not work. I was finally able to get this access by using a different network which accepted the password. This B&B has so much potential as it does have nice access to the water. The visit with family made it possible to overlook the things that I had expected from this B&B.

It was very nice and quiet. We liked the back deck to sit and relax! The front door lock was a little difficult to open, but Julie was called and it was taken care of. The location was great for meeting other family members, we all had a great time!

Quiet neighborhood with the perfect area to get in and stay in the water all day. Excellent for small children, because the water is not too deep. The house also has everything you’ll need for larger groups as well. Will definitely be back!

The house was nice, very well equipped. We loved how close lake was to the house. Perfect place to spend time with our kids.

This has quickly become our favorite family vacation spot! Everything you could ever need is on hand and the river and views are spectacular

Easy process and all around! Nice and quiet neighborhood and excellent fishing off the front lawn!

The house was clean, it was nice having the river right there in the back yard. Property owner had great communication only complaints I have are the lock on the door is not easy to get in we struggled with it everyday, maybe the batteries just need to be changed, idk? And the neighbor to the left had some dogs that wouldn't stop barking every night, we walked over and asked then if they could bring them inside as we had to get up each morning at 4am. Other than that lots of deer, quiet neighborhood, and great communication!

The location of this property is great, super close to town. They are on the water and sitting on the back porch was divine. The neighbors were friendly too. A couple issues, the house isn't very clean, there were dead bugs everywhere (at least they were dead), the pots and pans were dirty as well as some plates and silverware. We pretty much had to wash everything before we used it. There is no hair dryer so make sure to bring your own. Other than the master bed, the others are very uncomfortable.

My cousins and I had a good time here. We were only there for 2 nights but we still enjoyed it. We layed out on the grass and watched the stars at night. Such a beauty. We sat by the water and enjoyed the sunsets. We sat outside on the deck and played games. Overall it was a good time. There was more beds than we needed. Good for a big family or even 2.

It was a good quiet location, great for getting away from life for a few days. A toddler can very easily learn how to open the backdoors which lead directly to the water down a hill, so I'd recommend a better lock there (we just kept our toddler in a bedroom at night and adults slept on the couch), but other than that it was fairly toddler friendly. The kitchen is well stocked, tons of appliances and pots and pans, etc., and even some spices/oil in the cabinets. The host was really responsive to any questions I had. Thanks!

We enjoyed playing in the river. Was a relaxing day. Getting to the boat was just a few miles away. Spent the rest of our time on the lake.

Very well maintained house and well stocked. Julie the property manager was extremely responsive and helpful. Nice to hang out on back decks - huge trees and lots of shade. Lake was nice and fun, but very shallow water level due to flood/sand damage prevented any boat traffic (was planning on friend coming to dock). Kayaking is good once you find the channel to get around the sand bar, otherwise you get stuck and walk it out. Good place for bass fishing by the backyard dock.

River is 60yds below home & 15yds is a STEEP incline. Not easy walking up & down. Listing shows $60 pet fee but it's actually $60 per pet. House is old. Almost all kitchen drawers stick & have sticky residue. On arrival we saw the bedding was missing from the master & another bed. I looked for sheets in the closet but couldn't find any that fit & had to wash the bedding the last guests left on the floor. The bathrm hadn't been cleaned. There was hair in sinks & tubs. Living areas had dog hair on couches, bed, & carpet. I msgd the owner with my findings & Julie called 30 min later. She got her days mixed up & didn't realize it was our check-in date. She apologized for the mix-up & said her maid had her daughter clean which is why it wasn't as good. She offered to waive the pet fee & said we could use the kayaks. Said she felt horrible & asked what she could do to make it right. I asked for the cleaning fee to also be waived. She offered to have her maid come the next morning at 9am to clean the house, which I obviously declined. That would have required my family staying overnight in a dirty home for 17 hours! One that had other guests just hours before us. It would be ridiculous pre-covid. During covid it's idiotic. Our call was cut short as it dropped. Cell service was spotty & non-existent in many areas of the house. After we hung up, I realized that the maid was never there! The only things cleaned were done by the last guests as Julie has a long check-out cleaning list which brings to question the high cleaning fee. Thank goodness I brought lysol wipes! I spent almost 2hrs cleaning. The outside is the best part of the home & it's in need of a deep cleaning. The houses are on top of each other so be ready for no privacy on porch. There are dead bugs/spiderwebs all over the patio & the furniture. It looks to have not been cleaned for several seasons. Kayaks took on water, had broken seatbacks & 1 was missing a rope to pull it. I can't believe she charges for those. Back home I saw she didn't waive my pet fees as discussed and only waived the cleaning fee.I was shocked she felt only waiving the cleaning fee made up for me cleaning after her guests during covid! I reminded her she said she'd waive the pet fee but she told me no & offered a $150credit on a future stay. Like I'd ever rent from such a dishonest person again. People make mistakes but honor your word & be decent. There are many other places to stay on River Oaks. Stay away from here!

Nice place. Beautiful views.

Relaxing weekend to spend hiking and enjoying on the river. River setting is peaceful and there are plenty of hiking trails within 45minutes of the house. Recommend checking weather forecasts as indoor activities are limited in the area when there is rain.

We enjoyed our weekend getaway to the lake. The house was wonderful for our family of four plus our red healer. We brought mesquite wood for the grill which worked great for our needs. The views were wonderful and enjoyed all of the porches. It was a nice quiet neighborhood and water front.

We loved coffee on the back patio in the AM's; AMAZING view! The water depth at the property is shallow making it easy to explore/walk all around the area. Across from the property there were awesome rocks; I am a "stacker" and had a blast. We loved looking for interesting rocks/etc. The river setting at this property is serene/very peaceful (NO boat traffic!). The house was great; we liked cooking out on the grill(s)! Definitely had a wonderful time and would like to come back soon!

This was a great location and kids and dogs loved playing in the water out back! The house was immaculate and living room so comfortable for relaxing after being out all day. We will definitely come back to this place again if we are in the area.

We originally had booked this house in February. A few days before our stay, we were anticipating the arrival of the big Texas freeze. We were worried about road conditions going to and from Kingsland. I notified Julie about our concerns and she too was worried about us driving. She was very kind to let us rebook for another date. And I'm glad we did after what that freeze put the whole state of Texas through! We're also glad we rebooked it in April for Easter weekend. We got to enjoy the outdoors with much better weather than in February!Julie answered any questions we had prior to our trip. We arrived late in the evening on Thursday so couldn't see much around us. It wasn't until morning where we saw the real beauty of the property! The view of the river was so beautiful and it was so quiet and peaceful sitting out there. We all loved how shallow the river was. We had lots of fun fishing (further down the house where it was a little deeper) and just relaxing. We didn't mind the shallow waters because the kids could freely run around the sandbars. We especially enjoyed making smores over the fire pit! The neighbors were all very kind and friendly. One of the neighbors did let us know about his dog. He was harmless and very friendly with our dogs.THE HOUSE:The house is an older house. Despite it being older we were impressed how clean it was! There's laminate wood flooring, tile and carpet in the bedrooms.The kitchen is well equipped with everything you need to cook meals. The kitchen cabinets do stick a bit. We didn't have any foil which would have been nice to have when we grilled. We ran the dishwasher the night before we were leaving. It started to leak water. I notified Julie right away and also sent her a picture. We just hand washed and dried everything which wasn't a big deal. She let me know they had already replaced it a day after we left!30 minutes before we left, my daughter couldn't find her Apple Watch. We frantically searched for it. We were running out of town before check out. We thought maybe she had dropped it outside somewhere. I notified Julie after we left. She assured me she would let the maid know to keep an eye for it in case it fell somewhere in the house. Sure enough, the maid FOUND IT! Julie said she'd be mailing my daughter's watch to us. Thank you, thank you!Overall we had a great stay and left with lots of memories! Thank you to Julie for the great communication. We hope to be back!

We originally had booked this house in February. A few days before our stay, we were anticipating the arrival of the big Texas freeze. We were worried about road conditions going to and from Kingsland. I notified Julie about our concerns and she too was worried about us driving. She was very kind to let us rebook for another date. And I'm glad we did after what that freeze put the whole state of Texas through! We're also glad we rebooked it in April for Easter weekend. We got to enjoy the outdoors with much better weather than in February! Julie answered any questions we had prior to our trip. We arrived late in the evening on Thursday so couldn't see much around us. It wasn't until morning where we saw the real beauty of the property! The view of the river was so beautiful and it was so quiet and peaceful sitting out there. We all loved how shallow the river was. We had lots of fun fishing (further down the house where it was a little deeper) and just relaxing. We didn't mind the shallow waters because the kids could freely run around the sandbars. We especially enjoyed making smores over the fire pit! The neighbors were all very kind and friendly. One of the neighbors did let us know about his dog. He was harmless and very friendly with our dogs. THE HOUSE: The house is an older house. Despite it being older we were impressed how clean it was! There's laminate wood flooring, tile and carpet in the bedrooms. The kitchen is well equipped with everything you need to cook meals. The kitchen cabinets do stick a bit. We didn't have any foil which would have been nice to have when we grilled. We ran the dishwasher the night before we were leaving. It started to leak water. I notified Julie right away and also sent her a picture. We just hand washed and dried everything which wasn't a big deal. She let me know they had already replaced it a day after we left! 30 minutes before we left, my daughter couldn't find her Apple Watch. We frantically searched for it. We were running out of town before check out. We thought maybe she had dropped it outside somewhere. I notified Julie after we left. She assured me she would let the maid know to keep an eye for it in case it fell somewhere in the house. Sure enough, the maid FOUND IT! Julie said she'd be mailing my daughter's watch to us. Thank you, thank you! Overall we had a great stay and left with lots of memories! Thank you to Julie for the great communication. We hope to be back!

We had a great time on our second visit to this house. This kids loved kayaking every day and burying each other in the sand.

We had a wonderful time at this property. Great views from the deck, lots of space indoor and outdoor. Nice, quiet location. Close to parks for fishing and outdoor activity. We would definitely rent this property again.

We really enjoyed our stay. It offered us some of the most scenic views of the river. We would highly recommend this place to everyone.

As described, the property has a beachy area, you just have to cross the Llano river which was only about 15 inches at its deepest while we were there. There were no houses across from us which made it feel private, and barring a noisy dog for one evening, it was very quiet. If COVID continues, we will definitely be back in the spring.

If you want to be on the water, this is the spot. At the bottom of the property is the river. The water is about thigh deep so my 8 year olds had a blast wading around and collecting "seashells". It's not a great area to fish unless you venture out with a kayak. The house is an older house. The bathrooms are old style tile and some parts are showing age. The kitchen has plenty of space but the cabinets stick. But the floors are nice and the AC blows cold. The TV in the living room are Roku TVs so you can log into netflix/prime/etc but the provided cable is very limited. The Wifi was good enough for multiple phones/ipads/tv to stream at once. The adult room has two beds (a full and a single, and the full is not the most comfortable nor the worst I have slept on) and the kids room has a bunk bed set and a full. We did not use their kayak but it was available. There are plenty of cookware, dishes and utensils, but there were some things missing that we needed. I did not think to bring matches or a lighter so I was not able to take advantage of the grill. It would have been nice to have side tables next to the chairs in the living room for drinks while watching tv. The porch has a low hanging ceiling and the outdoor fans did not feel secure so we left them off.

If you want to be on the water, this is the spot. At the bottom of the property is the river. The water is about thigh deep so my 8 year olds had a blast wading around and collecting "seashells". It's not a great area to fish unless you venture out with a kayak. The house is an older house. The bathrooms are old style tile and some parts are showing age. The kitchen has plenty of space but the cabinets stick. But the floors are nice and the AC blows cold. The TV in the living room are Roku TVs so you can log into netflix/prime/etc but the provided cable is very limited. The Wifi was good enough for multiple phones/ipads/tv to stream at once. The adult room has two beds (a full and a single, and the full is not the most comfortable nor the worst I have slept on) and the kids room has a bunk bed set and a full. We did not use their kayak but it was available. There are plenty of cookware, dishes and utensils, but there were some things missing that we needed. I did not think to bring matches or a lighter so I was not able to take advantage of the grill. It would have been nice to have side tables next to the chairs in the living room for drinks while watching tv. The porch has a low hanging ceiling and the outdoor fans did not feel secure so we left them off.

My husband and I needed some much needed R&R and took our 3 year old and 3 month old to Julie’s lake house. It was relaxing, and had nice views and shallow water for our son to swim and play in. The house is less then ten minutes from restaurants which was nice. Overall a nice family vacation!

This house had everything we needed. The house and yard have so much space and are really well maintained. This spot on the river has a great view and is perfect for wading and kayaking. It’s a short kayak ride to LBJ in one direction, and we had a great time exploring the river in the other direction. We enjoyed seeing many interesting birds, lizards, frogs, and fish. A roadrunner walked right past us in the yard. The back yard and porch are a great place to hang out in the evening. Instructions for checking in and out were clear and easy to follow. Very happy we chose this house for our vacation!

Had a great stay at this property. Was able to really disconnect and re-charge. Everything about this property is true to form. The house was clean. The yard just slopes down to the lake. There are chairs to bring down to the water. The Kayaks are fun and would highly advise renting. Allows you to go explore a little more. Julie was very responsive and super sweet. She allowed us to have an early checkin which was perfect because we were so ready to dip our toes in. There were games and plenty of towels and other things you would need. Only things I would suggest for this property: Have the cleaning crew go through all the dishes and handwash. Throw away rusty pans and dishes that have seen their day. We pulled quite a few dishes out of the cupboard that needed to be washed before use and quite a few pans that have been damaged and rusted. Luckily there were others to use... but it's time to retire the old dishes. replace the broken chairs. There was one plastic one that was broken and those are a dime a dozen to replace but the lounge chair was busted. Not able to sit in it. Have a flashlight in the property for going down to the water at night or some sort of lighting that can be brought down there. Other than that.... Top Notch. 5 Stars. Oh.... one other thing.... They have lit the stairwell and put a handrail up and I still managed to miss the last two steps while going to the bathroom in the middle of the night. DO NOT TURN OFF THAT LIGHT. YOu need it. Also.... I wasn't drunk.... I don't drink. So Sober and Sleepywalking and I completely ate it. I could only imagine if I had been drinking margaritas all day! LOL! Thank you Julie. Loved your little slice of heaven.

We enjoyed our stay, beautiful yard, beautiful view, perfect water level for small children. Only problem we had was the stairs in the house. Four of us fell from the stairs, we think due to the laminate trim catching our shoes or toes. No one was hurt, just bruised.

This is a fun property off the water. Property is an advertised. No surprises at all. I definitely enjoyed watching the sun go down on the back patio. You will also enjoy watching the hummingbirds in the backyard. The home is located in the shallow end of the lake, which is great if you want to rent a canoe from the owner. The beach area is very close if you want to paddle there. Overall, definitely worth the price, and you won’t be disappointed.

The house was very clean. The living room, kitchen and sun room are connected and spacious, so it's perfect for entertaining. We spent most of the time in the water and around the fire pit. My family and I had a wonderful stay and will definitely be coming back!