We have run into a delay with power to Phase 3 which appears to now have a resolution. CTEC, the local power provider, incorrectly terminated the power source from FireFly Phases 1&2 that was supposed to also run to the boundary of Phase 3. This extension of power to Phase 3 was in the utility plan for Phases 1&2 and paid for by the developer nearly 4 years ago. 

In 2023, FireFly Partners paid in full for all the power services to Phase 3. After months of unexplained delays, we were just informed in late May by CTEC that they wrongly signed off on the previous electrical completion and power wasn’t where it was supposed to be. As of this week, CTEC has told us they have secured the easements required from our neighbors and will begin running power to Phase 3 as soon as possible. We will continue to apply tremendous pressure on them to get this done as quickly as possible. 

We are in a holding pattern until we have power. The wells, wastewater, pedestals, clubhouse, and pool are all 85%-95% complete, just waiting on power. Things will go VERY quickly when the switch is turned on. We have asked for a timeline from CTEC but have yet to hear back. We will let you know the moment we have more information to share.

In other areas of Phase 3, this week we took delivery of our wastewater holding tanks. All the granite gravel for the revised landscaping plan has been delivered, and the landscape team is spreading and rolling the material between all the pads. Topsoil and grass seed has been spread on the slopes, and erosion control matting has been installed to keep the seed and topsoil in place when it rains. Once all the granite gravel is complete, we will install drought resistant plants on every site, and your pedestals / RV electrical hookups will go in, which are all on site and ready for installation.

Update on Landscaping / Xeriscape: The initial xeriscape plan for Phase 3 was created by our landscape architects and commercial landscape professionals to work within the current water restrictions in Gillespie County. In the weeks since we began laying the xeriscape, we have received feedback from several Phase 3 owners about their concerns with the base layer of mulch in the xeriscape design. Two of the primary concerns we heard were regarding long term maintenance, but more importantly safety. 

Safety is our top priority at FireFly. After revisiting the plan with landscape and safety professionals, and given the recent wildfires that came dangerously close to the resort, we have decided to pivot and to use quintessential Hill Country granite gravel as the primary xeriscape base layer around the pads. The slopes and rear / side yards will still consist of natives grasses and stone. Each site will still feature drought resistant plants / shrubs; The only thing that changes is the base layer, which comes at a considerable expense to the Developer, but they have agreed to take this new path forward. 

Effective immediately, the landscaping company will remove the mulch that has already been put down. The new granite gravel base layer will start arriving late next week

For those that are not familiar with granite gravel, it is the small reddish stone seen across the region. This photo was provided by the quarry we purchased the granite gravel from. 

Amenities - The Pickleball courts are complete, and the carpet for the miniature golf course has been installed. The pool decking and hardscaping is complete. The pool and hot tub was cleaned for plaster this week, with plaster and water scheduled to happen the second week of May. The pool equipment enclosure is complete and was built to match the adjacent clubhouse. Furniture has been delivered for the clubhouse and is being stored onsite until the clubhouse is powered (see more under utilities). Final clubhouse repairs and construction tweaks will happen in about 3 weeks when power is available.

Utilities – There have been some delays with the utilities which will push the official opening of Phase 3 into early June. The clubhouse and pool area requires the stronger 3-phase power, which is available via FireFly Phase 1&2. While the local power company, CTEC, was tieing in the 3-phase power for FireFly Phase 3, they realized they terminated the 3-phase lines incorrectly in Phases 1&2 which required a re-work for us to connect to that grid. The repair is underway and should be resolved in 2-3 weeks.

On the wastewater side, we are preparing to install the 20,000 gallon underground holding tank. The manufacture sent the wrong size gasket to connect the holding tank to the wastewater system, so we are waiting for the correct one to arrive. It has been fabricated and shipped and is expected be onsite early next week. Manholes are being raised / lowered to grade in preparation for paving.

Our water system is complete and fully approved by the State of Texas. Gillespie County required us late in the game to do a Groundwater Availability Study and submit the findings to the County prior to permit issuance, even though the system was already fully approved by the State (TCEQ). That study has been completed, and the results were ideal (40GPM+). Having to do the Groundwater Availability Study and the County’s review timeframe now has us on schedule for a permit hearing in early June. The moment we have our permit, we can turn the water on. All of the cleaning and testing of the lines has or will be done prior to the June hearing.

Pads / Landscaping - All concrete pads have been completed. Global landscaping / xeriscaping is underway on the individual sites as well as around the amenity area. Pictures of the landscaping will be sent in a separate update mid week next week when we can share with you pictures of a completed landscaping package that all sites will receive. Pedestals and permanent unit number signs are in hand and will be installed in rows as the landscaping is completed in each section.

A Note from the Developer

Dear Owners,

As most of you know, we at Firefly Partners are the original developers of Firefly RV and Tiny Home Condominium. Although we provide periodic updates through the portal available to all owners, we wanted to reach out with a more comprehensive update now that the project is nearing completion and assure you that we’re doing everything in our power to push this project to completion.

The most common question that we’re asked is when Phase 3 with its new amenities (new clubhouse, sunset pool, pickleball courts, mini-golf, etc.) will be completed and open for use. We are immensely proud of Phase 3 and can’t wait for all owners to experience it. The remaining items to be completed within our control in Phase 3 are the pouring of some pads, paving of the roads, and putting down xeriscape. Our contractors have assured us that with 45 days of good weather, this work can be completed. The major caveat here is the weather. We’re pouring a lot of concrete so any periods of extended rain can set us back a bit. That being said, our direction to the contractors continues to be to push to get this done as soon as possible so that everyone can enjoy Phase 3.

The remaining items to be completed outside of our control are the final connection of utilities and power through CTEC. CTEC has been paid in full and the well has been built and we’re just waiting on the license to operate. In discussing this matter with the utility providers and CTEC, this work is also tracking to be completed in the next 60 days. We will continue to do everything in our power to push the utility providers and CTEC to complete their work on Phase 3.

We have also received some questions about our work with the new association board. As most of you know, the board turned over from the developer to the resident’s last fall. While the transition has not been as smooth as we would have liked, we continue to make ourselves fully available to the board to work together to ensure that Firefly Fredericksburg remains one of the top RV resorts in the country.

We look forward to hosting everyone at a party once Phase 3 is complete!

Sincerely, Firefly Partners

We are in the tail end of construction at Phase 3. The primary activity recently has been the installation of the individual concrete pads. About half of them have already been poured, with another 25-30 framed and ready for concrete. 

The clubhouse is 90% complete, and furniture is starting to arrive now. The pool deck and pebble tech pool surface are schedule to be installed in the next week or two, depending on the weather. The pickleball courts were poured this week. Painting and striping of the courts will occur once the concrete has cured. 

The power company is back on site to install transformers and to pull their wires in the installed conduit. Our well system is undergoing its drawdown test for its final license.

During the development process, the State of Texas changed several private utility regulations, which required us to re-design our utility systems. The redesign is complete, however this caused a delay in the fabrication and delivery of these critical utility components.

While we have paid an expedite fee and the manufacturer is working with us to get us to the front of the line as quick as possible, the delay caused by the re-design and subsequent re-queueing for fabrication means delivery and installation of this multi-million dollar system is still several weeks off. We now anticipate opening Phase 3 in about 90 days. Please rest assured we are pushing as hard as we can to expedite completion, and will keep you updated as delivery dates are confirmed. 

IMPORTANT UPDATE – SALE DAY UPDATES AND YOU HAVE NEW STAFF MEMBERS.

First off, what a great way to kickoff 2025! The sale day was a smashing success. Over 430 new reservations were received and scheduled all the way through next Christmas. The team is called back a few voicemails from late last night earlier today and finalizing the sale day numbers with a few extra reservations. Almost all reservation production was online, but our team fielded 96 - TAKE25 sale day phone calls that almost all converted into reservations. Super thankful for an amazing reservation department that steps up to handle the call volume in great successes like this. It was a great day and a tone setter for 2025. The market shift is evident now that we’ve moved past the election as the results of the sale were greater than expected. The flow of reservations should be at a higher volume this year as the previously mentioned market constraints have begun to life. GREAT NEWS!

In additional news and updates, as we have entered 2025, many things are rapidly changing. Our management company has grown substantially, and we now manage many resorts around the country. With that, several of our employees aspired to grow their careers and remain with the organization. Some team members moved into new departments, new roles, new resorts, and then, there was some natural employee turnover. All that said, you have a somewhat newish point person-Client Relations Manager – Amanda Sturgeon (amanda@landstarmgmt.com). She will be your point of contact moving forward. Please treat her with grace, respect, and kindness. Amanda has been with us about 7 months, and she has always worked in Client Relations with Kat. She should be somewhat familiar to most of you. She’s joined Kat on many joint calls and has spearheaded many calls on her own with owners. We are very excited for her to grow into this role, and we believe you’ll enjoy working with her in times of need.

Kat Acred desired to stay with the company but requested to be transferred to a new department. Her new role allows room to grow her career and breathe some fresh air. We are thankful for her time in Client Relations. She will be unavailable to owners after 1/10/25.

Wade Maner – our former Director of Maintenance has requested to work in construction. Prior to working with Landstar, Wade built the first RV park nearly 25 years ago and desires to work in resort construction again. He is moving into that division this year, but he will not be working in construction on Firefly Phase 3 (to our knowledge) at this time. From what we undertand, his new role will cover various parts of Texas. We greatly appreciate Wade, and he was a valued employee. His desire to ‘always be building new’ left him wanting for something more. We say our goodbyes this month and we thank him for his tremendous character and impact during his time with us.

Ryan Sanders – former GM decided he wanted to take on more responsibility and is now a Regional Manager for all of Texas. He will be unavailable to owners beginning 1/10/25 as his role is statewide and has significantly shifted.

Tabitha Vargas – former GM and Regional Manager is now moving into a Director of Resort Operations role. She will be unavailable to owners beginning 1/10/25 as her role is national and has significantly shifted.

Miguel Jimenez is now the GM at Firefly Fred and Nicole Ramirez is the Assistant GM, while Tomas Vargas becomes the Director of Maintenance. You will know or have seen them all if you’ve been to the resort. They have worked in all possible roles from front gate, to housekeeping, to maintenance and ranger crews. You’ve met Miguel at the front gate, seen Tomas in maintenance, and you’ve encountered Nicole around the resort in various roles. Their roles are to keep the staff monitored, the resort looking beautiful, and help keep our guests happy.

If you were to need anything, Amanda Sturgeon is your new resource. We wish all the staff departing, promoted, and transferring to new departments the best on their journey’s. We are thankful for their tenures in their prior roles and excited for their continued efforts to provide excellent service. We hope everyone shows the new team members the appreciation and kindness they deserve. We hope to see both a respectful and prosperous year with all clients, guests, staff, and vendors in 2025 and beyond.

An excellent quote from a book I just finished – and one I’m sure you’ll understand the importance of moving forward – Herb Kelleher (CEO of Southwest Airlines – the most profitable airline ever) said it best, “The company’s responsibility is to take care of its employees first. Happy employees ensure happy customers. Happy customers ensure happy stakeholders – and exactly in that order.”

Thank you,

Logan Shortridge

Phase 3 is looking incredible! The pads are on grade and we continue to pour concrete curbing, followed by backfilling and processing base for pavement. Last week alone the road builder was able to install 4,000 linear feet of curbing. The concrete crews are hard at work pouring the individual pads.

The clubhouse is 90% complete. Once power is on at the clubhouse, the pool builder will come back to complete the plaster and fill the pool.

It has become clear that we will miss our initial target completion date. This is mainly due to equipment fabrication delays and material shortages that are outside of our control. We now anticipate Phase 3 to be open and operational in March. We will keep you informed of any additional changes.

DEVELOPMENT

The road crews has finished putting down road base and will move to pouring the concrete curbing by early next week. In about 2 weeks, when half the curbing is in, we will begin pouring the individual concrete pads. The curbing needs to be installed prior to the pad so the curb height and concrete height match perfect. Curbing is expected to take roughly 6-8 weeks in total. Pads will take approximately 8 weeks to complete.

The water storage tank has been delivered and assembly is under way.

AMENITIES

Interior finishings are coming along nicely at the clubhouse. The ceiling accents, interior stone work, wiring, and bathroom tiling are nearing completion, and it looks GREAT! We are close to installing flooring and HVAC. Once construction of the clubhouse is nearly complete, we will complete the pool, mini-golf, and pickleball courts. We are holding off on the finishing touches of these amenities so that they aren’t damaged by construction equipment or dust.

UTILITIES

Underground utility installation is complete, including the electrical mainline. Meter panels are currently being installed throughout phase 3.

ROADS

With the completion of underground utility construction, the road contractor has remobilized and they are working to widen and bring the roads to grade. FireFly received 7” of rain last weekend, so they are working on cleaning the site up as they grade the roads. Starting late next week, they will begin hauling in and processing road base in preparation for concrete curbing, and eventually asphalt.  

AMENITIES

Construction continues at the clubhouse. Sports courts and the sound stage will be built towards the end of the development period.

UTILITIES

We are nearing the end of underground utility installation, so more obvious above ground progress will begin to take shape soon. The subcontractor for CTEC, the local electric co-op, mobilized this week and will run the main electric line in to phase 3. The total process will take approximately 5-6 weeks. They will start on the north side, and move to the south. Individual services are in / hookups are in. Pressure tanks have been installed. Water holding tanks are out of fabrication and are due to be delivered and installed in the next few weeks.

ROADS / GRADING:

The road / grading contractor is scheduled to return in 3 weeks, once the electric main line is installed on the north side. They will get the sites and roads back on grade, install concrete curbing, and begin to prep the roads for paving. About the time they are finishing on the north side, electric should be done on the south side, so they will be able to immediately move to the south and finish that portion. As the grading contractor moves to the south, the concrete contractor will begin installing the concrete pads on the north side and work their way south. 

CLUBHOUSE / AMENITIES:
Construction continues on the clubhouse. Concrete and excavation is complete for the mini golf and pool. Finishing touches to the pool and mini golf will be completed as we get closer to opening in late Q4. 

Things are moving along on Phase 3. Once dry utility installation is complete, we will be able to ‘put the north side back together again’, and start prepping for roads and individual utility services. Our amenity area is really starting to come together. The large pool and hot tub, now dig and poured, really put the scale of this new amenity in to perspective. 

UTILITIES

Underground electric and fiber installation is on going. Our pressure tanks and water holding tanks are out of fabrication and scheduled for delivery in early July. Once electric and fiber install is complete, our road crew will begin to pour concrete curbing and prep the roads for pavement. We will begin to pour the concrete pads once the curbing is in. 

AMENITIES

The pool and hot tub have been dug and poured, and the flat work for the mini golf course has been poured. The specialized trusses for the clubhouse multi-use space are due to be delivered in the next two weeks. Once delivered, progress at the clubhouse will be full steam ahead.

UTILITIES

Water and sewer are complete in the southern portion of phase 3, and will wrap up in the northern portion next week. From there, we will begin to install underground electric and internet conduit.

AMENITIES

The clubhouse is well underway. Pool excavation has begun, with rebar and concrete coming shortly. The manifold and pickleball court contractor will lay flat work as soon as the excavation equipment is finished. 

ROADS

The road contractor has demobilized while the amenity center contractors finish their initial construction. They will return in May to begin laying down road base and concrete curbing. 

Utility installation:

Water and sewer line installation wrapped up on the southern portion of the property on Friday, and installation will begin on the northern portion of the property today, and should take 30-45 days to complete. Our dry utility (power, fiber) contractor will mobilize this week and begin installing dry utilities. Our first community well has been drilled , and the second is nearly complete. Pressure and holding tanks are in fabrication, and should start showing up on site later this spring. Our wastewater treatment facility is in the final stages for permitting, with construction to follow soon after. 

Grading:

Pads are on subgrade through the FireFly. It’s exciting to see it all come together. The dirt piles from utility installation on the southern portion of the property are being hauled off and should all be removed by the end of the month.  

Amenities:

The clubhouse contractor has mobilized and is forming and pouring the slab for the clubhouse. Vertical construction of the clubhouse will begin in the next few weeks, with pool construction beginning shortly thereafter. Construction of the mini golf, pickleball, and activities lawn will begin late spring / early summer as we get closer to opening. 

Build pad for the clubhouse is on grade and the contractor has begun forming for the concrete slab.

We are moving right along on Phase 3 and despite several rain delays, we remain on schedule. 

The grading contractor is finalizing pad grades and drainage. They estimate that they will be done by the end of the month. 

Water, sewer, and dry utility line installation is well underway. We will begin to drill the first our two new wells beginning the second week of February. 

Contractors have been selected for all of the new amenities, clubhouse and pool. We anticipate ground breaking in early Q2. 

• New Heated Pool
• Hot Tub
• New enclosed clubhouse
  – Kitchen
  – Meeting-gathering areas
  – Restroom and shower suites
  – Office space
  – Outdoor yard games area
  – Cabanas
  – Employee Parking
  – Maintenance Garage
• Event Lawn
• Live Entertainment Stage
• Multii-Use Sports Courts including Pickleball
• Nine Hole Professional Deisgned Mini Golf
• Covered Golf Cart Rental Area
• Walking Trails
• Shade Paviliion w/ Picnic Tables and Seating

Good afternoon owners! We are thrilled to reveal the final plans for Firefly Resort – Fredericksburg’s upgrades, improvements, and amenities that benefit all of our owners and guests at the resort. 

As promised, you as an owner of a Firefly Resorts property would be informed first about new site offerings. These new sites will be offered to the general public on Saturday, October 14th. As an owner, you have an exclusive opportunity for you and/or your family-friends to join in on site ownership at the resort. Please contact your land consultant today if you/or family-friends are interested in purchasing at the resort. We look forward to the resorts positive growth as we add a new chapter to ensuring luxury experiences!

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