Texas Coliving
You're joining a tight, owner-occupied multi-unit property in Cedar Creek, Texas — six miles from the Musk complex (Boring Company, Starlink, SpaceX, x.com), walking distance from Starlink Plaza (food, drink, music, sports, barber), and connected by enterprise-grade gigabit internet routed through three independent ISPs (AT&T, T-Mobile 5G, and Starlink). The property is rustic but well-maintained, with on-site maintenance handled by Daniel "DJ" Weems.
This isn't a sterile apartment complex. It's a working community of professionals, contractors, and tech workers who chose a 6-minute commute over the I-35 hellscape. Your unit — #101 "Falcon 9" — is part of that community. Read this lease, understand the basics, and welcome aboard.
This Agreement is made and entered into on ___________________ (the "Effective Date") between:
Landlord / Resident: Paul Walhus, residing at 180 Ladybug Lane, Cedar Creek, TX 78612 ("Landlord")
Tenant: _________________________________________ ("Tenant")
Email: ___________________________________
Phone: _____________________
Landlord hereby rents to Tenant the above-described cottage unit (the "Unit") within the Hawthorne cottage building at 180 Ladybug Lane, Cedar Creek, TX 78612. The Hawthorne building also contains another cottage unit on the opposite side and an efficiency unit above; Tenant's Unit is private from those other units.
Tenant's shared common areas include: the property exterior including yard, parking, common driveway, water spigots, and access to the laundry area in the main house (if available); does NOT include access to the main house interior or other tenants' private units.
Tenant does NOT have access to: the main house interior, Landlord's personal living quarters, the radio room ("Ground Station"), the basement ("Hyperloop"), the other cottage units, or any other tenant's private dwelling.
Tenant acknowledges that the property is occupied by multiple individuals at the time of signing, including but not limited to:
Tenant agrees to be respectful of all other residents at all times.
This Agreement begins on ___________________ and continues on a month-to-month basis until terminated by either party with at least thirty (30) days written notice.
Tenant shall pay base cottage rent of $900.00 per month, plus utilities. Utilities are not included in the base rent — they are added to the monthly amount Tenant pays. Utilities are not itemized and Tenant does not receive a separate utility statement; instead, Tenant pays a single combined monthly total each month, due on the 1st day of each month.
Rent is payable to Paul Walhus by:
Rent is due on the 1st day of each month. Rent received after the 1st of the month is considered late. A late fee of $10.00 per day shall be added for each day the rent remains unpaid, beginning the 1st day of the month and continuing until rent is paid in full. Late fees are in addition to the monthly rent.
Upon signing this Agreement, Tenant shall pay a security deposit of $________ (typically equivalent to one month's rent, $900.00). The security deposit shall be returned to Tenant within thirty (30) days after move-out, less any deductions for unpaid rent, late fees, damage to the Unit or common areas beyond normal wear and tear, or cleaning costs.
Within seven (7) days of the Effective Date, Landlord and Tenant shall conduct a joint walk-through of the Unit and document its condition (including any pre-existing damage, marks, stains, or wear) by photograph and a signed condition checklist. The signed checklist becomes Exhibit A to this Agreement and serves as the baseline for any future deposit deduction discussions.
If Tenant moves in without conducting the joint walk-through, Tenant's acceptance of the Unit shall be deemed to acknowledge the Unit is in acceptable condition with no pre-existing damage beyond normal wear.
At move-out, Landlord and Tenant shall conduct a similar joint walk-through within seven (7) days of Tenant vacating, documenting the Unit's condition. Any deductions from the security deposit shall be itemized in writing and provided to Tenant within thirty (30) days of move-out.
Utilities are NOT included in the base rent. Tenant is responsible for utilities (water, electric, gas, trash, and internet service) in addition to the $900.00 base rent. Utilities are added to the rent amount each month and Tenant pays a single combined monthly total. Utilities are not itemized and Tenant does not receive a separate utility statement or breakdown; the combined amount may vary month to month based on overall property usage.
Internet is provided as part of the utilities bundle. The property provides enterprise-grade internet routed through a Ubiquiti Dream Machine with three independent carriers (AT&T, T-Mobile 5G, and Starlink) for bonding and automatic failover. The cost of this internet service is included in the monthly utility charges added to Tenant's base rent and is not billed separately.
The Unit shall be used solely as a private residence for Tenant. Tenant shall not:
Tenant is strongly encouraged (but not required by this Agreement) to maintain a renters insurance policy covering Tenant's personal belongings and personal liability while residing on the property. Landlord's property insurance does NOT cover Tenant's personal property in the event of fire, theft, water damage, or other loss. Renters insurance is typically inexpensive ($10-25/month) and protects Tenant against substantial loss.
Tenant agrees to abide by the following property rules:
Pets are not permitted without prior written consent from Landlord. If Landlord approves a pet, an additional pet deposit may be required.
Landlord shall maintain the property in a habitable condition. Tenant shall promptly notify Landlord (or Daniel "DJ" Weems, the on-site maintenance contractor) of any maintenance issues. Tenant shall be responsible for damages caused by Tenant or Tenant's guests. Routine maintenance (lawn, exterior, water tower, common-area utilities) is handled by Landlord through Daniel.
Tenant's mail is delivered to the main property mailbox at 180 Ladybug Lane, Cedar Creek, TX 78612. Tenant should use the Starlink Address Plan format on outgoing mail and when registering for services: Tenant Name, Unit [name] (#[number]), 180 Ladybug Lane, Cedar Creek, TX 78612. Packages are delivered to the main property and held in a designated area; Tenant is responsible for retrieving packages within a reasonable time. Landlord is not responsible for lost or damaged packages but will make reasonable efforts to safeguard them.
Landlord may enter the Unit at reasonable times with at least 24 hours notice for inspection, repairs, or showings, except in case of emergency. Because the property is owner-occupied, Landlord may pass through common areas at any time without notice.
Any notice required under this Agreement (including notices of late rent, lease termination, repairs, or schedule changes) may be delivered by any of the following methods, all of which the parties accept as valid:
Both parties confirm their phone and email at signing. Tenant agrees to inform Landlord of any change to phone or email within ten (10) days of the change.
Either party may terminate this Agreement with 30 days written notice. Tenant shall return all keys, remove all personal belongings, and leave the Unit in clean condition. Failure to provide proper notice may result in forfeiture of all or part of the security deposit.
If any provision of this Agreement is determined to be invalid, illegal, or unenforceable by a court of competent jurisdiction, the remaining provisions shall remain in full force and effect. The parties shall negotiate in good faith to replace any invalidated provision with one that achieves the original intent to the extent legally permissible.
Neither party shall be liable for any failure or delay in performing their obligations under this Agreement to the extent such failure or delay is caused by circumstances beyond their reasonable control, including but not limited to acts of God, natural disasters, severe weather, fire, flood, pandemic, government action, war, civil unrest, utility outages, or other force majeure events.
Tenant acknowledges that the property at 180 Ladybug Lane is a rustic, owner-occupied multi-unit property with multiple dwelling types (main house, cottage building, RVs, trailers, motor home, tiny home) and is not a luxury rental complex. Tenant accepts the Unit and the property in its current condition, with the understanding that the property has the character, appearance, and amenities of a rural Texas multi-unit setup. Tenant has had the opportunity to inspect the Unit prior to signing and accepts it AS-IS, subject only to Landlord's ongoing obligation to maintain the property in habitable condition under Texas law.
This Agreement shall be governed by and construed in accordance with the laws of the State of Texas. Any disputes arising under this Agreement shall be resolved in the courts of Bastrop County, Texas.
This Agreement (together with any attached exhibits, including the Move-in Condition Checklist) constitutes the entire agreement between the parties and supersedes all prior discussions and agreements regarding this Unit. Any modifications must be in writing and signed by both parties.
Signed and agreed to by:
Paul Walhus, Landlord Date
Tenant Date
Lease Agreement Template for Unit Falcon 9 (#101), 180 Ladybug Lane, Cedar Creek, TX 78612 · Generated April 9, 2026 · Texas Coliving
walhus@gmail.com · 501-365-1001