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BoxHouse Villages Pecos-- a perfect blend of serenity and community. Our village is strategically positioned for your convenience, ensuring easy access to Interstate 20 and a short drive into the downtown area of Pecos, rich in history and tradition. Pecos is the largest town in Reeves County, but it is still a small town at heart, and we carry that feel to our BoxHouse Village. We're also not a long drive away from Balmorhea State Park, where the largest spring fed swimming pool is located, or from the wonders of Carlsbad Caverns! If you're wanting to explore, or dip into some of the purest waters nature has to offer in the West, or if you simply desire a peaceful retreat after a challenging workday, our BoxHouses are designed to cater to your every need. Experience the warmth of a community, the comfort of your own space, and the beauty and history of our surroundings. Welcome to your home away from home at BoxHouse Villages Pecos. 

Property Name: Box House Villages - Pecos

Street Address: 1 West County Road 204

City : Pecos - Texas

Postal Code : 79772

Phone: (432)243-3641


  • 24-hour check-in
  • Air conditioning
  • Carbon monoxide detector
  • Contactless check-in / check-out
  • Express check-in / check-out
  • Fire extinguishers
  • Guest parking
  • Heating
  • Internet
  • Invoices
  • Non-smoking rooms
  • Smoke alarms

Check-in/Check-out Policies

This property has the following check-in and check-out times and policies:

Check-In: 3:00 PM

Check-Out: 11:00 AM

Property and Cancelation Policies :

Partial Charge - 50% of Full Stay - If canceled within 7 days of arrival

Terms and Conditions


This short-term rental agreement (the “ Agreement ”) is made by and between BoxHouse Villages Monahans, and the Guest as of the electronic acceptance date of this Agreement, and with all communication going through UTEX Property Management Inc. For good and valuable consideration, the sufficiency of which is acknowledged, the parties hereby agree as follows:
1. Rental Party/Maximum Occupancy: The rental party shall be limited to the number listed on the rental reservation. The maximum number of guests is limited to 3-4, depending on which Boxhouse is reserved. At all times during said rental period, the Guest agrees to have no more than 2 visitors at a time, (including children). If more than the stated number of guests are found to be occupying the unit, without prior written permission, UTEX Property Management Inc has the right to terminate this contract.
3. Term of the Agreement. The rental period begins at 3:00PM on the date in the reservation and will end at 11:00AM, on the checkout date. Late check-outs will be charged a $50 fee, unless other arrangements have been made with UTEX Property Management Inc staff prior to check-out time.
4. Rental Rules: The Guest agrees not to use the premises for any unlawful purposes, as well as abide by the Rental Rules, attached as Addendum A, at all times while at the Property. Should the Guest/s, or visitors of the Guest/s, choose to not abide, UTEX Property Management Inc reserves the right to cancel the reservation.
5. Noise and Disturbances: The Guest understands and agrees that they, and all members of their rental party, including pets, shall not disturb, annoy, endanger (including fireworks) or inconvenience neighbors, within reason and if avoidable.
6. Access: The Guest shall allow UTEX Property Management Inc, and all subcontractors working with UTEX Property Management Inc access to the property for the following reasons: in case of an emergency, or to make any necessary or agreed-upon repairs, alterations, or improvements. UTEX Property Management Inc shall exercise this right of access in a reasonable manner.
7. Security Deposit: The Guest gives consent for UTEX Property Management Inc to keep a credit card on file as a security deposit for any damages to the property. The Guest understands that any repair or replacement costs shall be deducted from said credit card, up to $1500, prior to any insurance claim being filed for any damages caused by the Guest, pets of the Guest, or visitors of the Guest/s to the rental property, as well as any of the neighboring properties. Should the Guest/s wish to file a claim with their insurance company for reimbursement of any charge to their credit card, they have the right to do so.
Should said damages exceed coverage, the Guest hereby assumes all liability for reimbursement to UTEX Property Management Inc for any damages caused by the Guest and their party within 5 (five) business days of receipt of invoice from UTEX Property Management Inc. It is always encouraged for the Guest to carry traveler’s insurance policies for these instances.
8. Condition of Property: The Guest shall return the BoxHouse in the same condition as it was upon arrival. The Guest agrees they will be responsible for notifying UTEX Property Management about cleaning needs beyond standard cleaning/sanitizing. The Guest/s also agrees they are responsible for additional excessive cleaning fees if needed, and hereby agrees to have excessive cleaning deducted from their credit card on file, at UTEX Property Management’s discretion. The Guest also agrees to leave the property with all items, furniture, etc. in the same place where they found them upon arrival.
9. Cancellation Policy: The Guest/s are advised that any reservation canceled up to 14 days before arrival will be given a 100% refund. Any reservation canceled up to 7 days before arrival will be given a 50% refund. Any reservation canceled after seven days before arrival will not be refunded.
10. No Assignment or Subletting: The Guest acknowledges that they will personally occupy the property for the entire reservation period and will not pass along their reservation to anybody for any portion of the property. Violation of these terms shall give UTEX Property Management Inc the right to immediately remove the Guest, or any persons taking place of the Guest, and terminate this Agreement.
11. Indemnification: The Guest accepts the risks and responsibilities of staying on the Property, and releases UTEX Property Management Inc and the owner of BoxHouse Villages from any such claims. By accepting this reservation, it is agreed that all guests are expressly assuming the risk of any harm arising from their use of the premises or others whom they invite to use the premise. If all guests on this reservation do not personally agree to this waiver of liability, the primary guest accepts risk and responsibility for all guests and hereby releases UTEX Property Management Inc or owner of BoxHouse Villages from such claims on their behalf.
12. Entire Agreement: This document and any attached addenda constitute the entire agreement between the parties. No oral statements shall be binding. This, The Agreement, may only be amended by a written document duly executed by all parties. It is the intention of the parties that if any portion of this, The Agreement, is invalid for any reason, such invalidity shall not void the remainder of the Rental Agreement.
13. Disputes and Jurisdictions : This Agreement shall be interpreted under the laws of the State of Texas. Any dispute under this Agreement shall be resolved in the County of Ward, State of Texas. All disputes, controversies or claims arising out of or relating to this contract shall be submitted to mediation or arbitration in the County of Ward. If either party brings an Action to enforce its rights under this agreement, the prevailing party may recover its expenses (including reasonable attorneys' fees) incurred in connection with the Action and any appeal from the losing party.
14. GUEST ACKNOWLEDGES THAT THEY HAVE REVIEWED AND UNDERSTAND THE TERMS OF THIS AGREEMENT and the Rules and Regulations attached, and agree to be bound by them.
15. Guest and UTEX Property Management Inc acknowledge that electronic acceptance of this Agreement is legally binding once confirmation is sent, the same as if the Guest/s had actually executed the Agreement in person.
**. Nearby Construction: There may be construction ongoing at the BoxHouse Village, or at properties adjacent to or close by BoxHouse Villages. The rules regarding acceptable noise levels, start and finishing times, and other restrictions relating to any such construction are governed by local ordinances and/or community specific rules and regulations beyond the control of UTEX Property Management Inc. As such, Guest shall not be entitled to a refund relating to such construction. Not withstanding, UTEX Property Management Inc will use its best effort to ensure that the appropriate parties are notified and appropriate remedial action is taken in the event that it receives notice that the construction at issue may be in violation of any such regulations or ordinances.

By making a reservation at BoxHouse Villages, the Guest/s agrees that the Guest/s and Guest’s party will abide by these Rules and Regulations, as well as any other Rules and Regulations posted on the property.
1. UTEX Property Management Inc, and the owners of BoxHouse Villages are not responsible for the loss or damage of personal belongings or valuables of the Guest/s, or visitors on the property.
2. Access to the property : Access to the property will be available at 3 pm on agreed upon check-in day. Check-out will be at 11 am on the agreed-upon check-out day. Guest will be given keys to their own BoxHouse upon arrival. If the Guest fails to return the key they will be charged $35. Additionally, if a guest gets locked out of the unit and needs to be let in by a member of BoxHouse’s staff they will also be charged a $35 fee.
3. Speed Limit: For the safety of all, speed limit for the park is 10 MPH. Please abide by this limit.
4. Parking: The Guest/s is allowed to park two standard sized vehicles at their reserved BoxHouse. Extra vehicles, or oversized vehicles/trailers will need to be parked in overflow parking. There is no parking permitted in empty spots, or on the sides of driving lanes. Failure to comply with this rule will result in UTEX Property Management Inc assessing parking charges, and possibly towing vehicle/s.
5. AC Unit : PLEASE LEAVE THE MINI SPLIT SET TO AUTO 72 WHEN YOU ARE GONE ALL DAY. BoxHouses are relatively small units, and only take a few minutes to cool down or warm up beyond 72 degrees upon your return.
6. Housekeeping : The units are cleaned and inspected after the Guest/s check-out, and regular cleanings are performed for Guests who stay for longer periods of time.
The Guest/s is asked to leave the unit in the same or better condition than when checking in. UTEX Property Management Inc would greatly appreciate if the Guest/s would place all dirty towels and linens on the floor in the bathroom on the morning of check out, as well as place any dirty dishes in the sink.
7. Plumbing : The septic systems for each BoxHouse will clog if improper material is flushed. DO NOT FLUSH feminine products, flushable wipes, or anything other than toilet paper.
8. Quiet Hours : Quiet hours for the park are from 10:00pm-8:00am. UTEX Property Management Inc asks that during those hours you keep noise to a minimum.
9. Pets : Guest’s pets are permitted on the property, in the unit the Guest/s is staying in, if pet is included on the reservation of unit. Rental agreement, with addendum B must also be signed and pet fee must also be paid. Failure to comply with this rule will result in immediate eviction.
10. Smoking : Smoking and/or vaping is strictly forbidden inside the units. Evidence of smoking and/or vaping inside the units will result in the Guest/s immediate removal, and an additional $275 cleaning fee charged to the credit card on file. We ask, if you are to smoke or vape, you do so at least 25 feet away from BoxHouses, and please deposit of cigarette butts and other trash properly.
We also request the Guest/s not tamper with smoke alarms inside the units. Infringing on this policy will result in a $500 fee.
11. Visitors: The Guest/s is permitted to have 2 visitors on the property at a time. Visitors are not permitted to stay overnight if doing so exceeds the limit of allowed overnight guests, which is 3 or 4, depending on which BoxHouse unit is reserved (including children). Visitors are allowed to park in overflow parking until 10:00pm. After 10:00pm they need to have a parking pass to park overnight in the overflow parking.
12. Hazardous Materials, Fireworks, Open Fires : The Guest/s shall not keep or have on the property any article or thing of a dangerous, flammable, or explosive character that might substantially increase the danger of fire on the property. Although fireworks may be legal in Texas, they are not permitted at BoxHouse Villages at any time. There are no open fires or charcoal grills of any kind permitted on the property. Fires pit and BBQs must be propane fueled.
13. Personal Items Left Behind: UTEX Property Management Inc, and the owners of BoxHouse Villages are not responsible for lost, misplaced, or left behind items. However, if the Guest/s makes contact we will make arrangements to ship left behind belongings for a reasonable fee to cover time, travel, and shipping costs. All unclaimed items are donated to charity otherwise.
14. No Soliciting: There is no soliciting on BoxHouse Villages grounds.

Pet Fee: $25 per Pet
By making a reservation at BoxHouse Villages, Guest agrees that Guest and Guest’s party will abide by this addendum, as well as any other Rules and Regulations posted on the property. To comply with all applicable federal, state, and local laws, reasonable accommodations may be made in specific situations. Please reach out if you feel this may apply to you.

1. Permission: UTEX Property Management Inc. grants permission to Guest to keep the Pet(s) included on the reservation, and no other animals or creatures on the property subject to the terms and conditions of the Rental Agreement and this Addendum. UTEX Property Management Inc. may revoke permission at any time if Guest fails to comply with any of the terms of the Addendum or Agreement.
2. Pet Fee: Guest has prepaid the non-refundable Pet Fee to induce UTEX Property Management Inc. to grant permission for Guest to bring said Pet(s) onto the property.
3. Pet Rules: Guest agrees as follows:
A. To keep any Pet(s) from causing any damage or injury to other persons or property. Guest understands that Guest shall be strictly liable for any damage or injury caused by Pet(s) to another person or personal property and that the responsibility rests solely on Guest to ensure that any Pet(s) are property leashed, confined, harnessed, or otherwise rendered incapable of causing injury or damage to other persons or property. In the event that Guest fails to ensure any Pet(s) are thusly rendered harmless and Pet(s) injure a person or property, Guest shall indemnify and hold UTEXT Property Management (including all employees or agents of any kind) and the owners of BoxHouse Villages harmless for any costs arising therefrom, including paying any of UTEXT Property Management’s and the owners of BoxHouse Villages’ legal fees, defense fees and costs, collections costs, and any other costs arising from Guest’s failure to render and maintain Pet(s) as harmless. Guest is encouraged to obtain a Pet Liability Policy (they can be added as a rider to most renter insurance policies).
B. To immediately pay for any injury, damage, loss, or expense caused by any Pet(s), which will be determined by UTEX Property Management Inc. or a company they hire to determine reasonable and appropriate costs arising therefrom. Guest expressly understands that at no time will the Pet Fee be applied to any such costs. Instead, Guest shall make restitution immediately and separately from any Pet Fee.
C. To hold UTEX Property Management Inc. and the owners of BoxHouse Villages harmless from all liability arising from having any Pet(s) on the property, including but not limited to any liability or costs resulting from employees or agents or officers of either entity from turning Pet(s) over to proper local authorities should any Pet(s) be found unsupervised or abandoned.
D. To hold UTEX Property Management Inc. (including all employees or agents of any kind) and the owners of BoxHouse Villages harmless from any injury, harm, or death of any Pet(s).
E. To comply with all applicable federal, state, and local laws, statutes, ordinances, restrictions, and other enforceable regulations regarding any Pet(s), including ensuring that any Pet(s) have received all proper shots and that Guest retains documented proof thereof.
F. To keep any Pet(s) from causing any annoyance or discomfort to others and to immediately remedy any complaints concerning any Pet(s) (e.g., no excessive barking).
G. To keep Pet(s) on a leash or otherwise confined by appropriate means (determined by type of Pet), when outside the unit but still on the property, whether or not Guest deems Pet(s) dangerous or likely to cause a nuisance to anyone.
H. To promptly clean up after Pet(s) and remove any and all Pet waste and dispose in dumpsters provided on property.
I. To control flea infestation, Guest will pay the full cost to exterminate if requested to by UTEX Property Management Inc. in any and all areas affected.
4. Access: Guest must remove or confine any Pet(s) at any time that Pet(s) are likely to limit or prohibit UTEX Property Management Inc. staff or other persons access to the unit or property as permitted by the rental agreement.
Should the Guest fail to comply with any part of this Pet Addendum, UTEX Property Management Inc. reserves the right to revoke permission to keep any Pet(s) on the property. In such event, the Guest agrees to permanently remove any Pet(s) from the Property immediately; failure to comply shall be grounds for immediate termination of the Rental Agreement. Any default under this Addendum shall constitute a default under the Rental Agreement.

ACKNOWLEDGEMENT of AGREEMENT: On this day, the parties agree to the terms of this Short-Term Rental Agreement, as evidenced by their electronic acceptance of this Agreement. By making a reservation at BoxHouse Villages, Guest agrees that Guest and Guest’s party will abide by these Rules and Regulations, as well as any other Rules and Regulations posted on the property.

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