See all properties
Entire home

A perfect family vacation on the Frio River.

Photo gallery for A perfect family vacation on the Frio River.

Exterior
Pool
Property grounds
Property grounds
Property grounds

Reviews

10 out of 10, Loved by Guests
Top 10% based on
4 bedrooms2+ bathroomsSleeps 14

Popular amenities

  • Kitchen
  • Washer
  • Dryer
  • Outdoor Space

Rooms & beds

4 bedrooms (sleeps 14)

Bedroom 4

1 Twin Bed

Downstairs

1 Queen Bed

Living Room 1

1 Queen Bed and 1 Twin Bed

upstairs left

2 Queen Beds

Upstairs right

2 Queen Beds and 1 Twin Bed

2 bathrooms, 1 half bathroom

Downstairs Jack and Jill

Toilet · Shower only

powder room

Toilet

Upstairs

Toilet · Shower only

Spaces

Deck or patio
Porch or lanai
Kitchen
Balcony
Separate dining area
Outdoor play area
Garden

About this property

A perfect family vacation on the Frio River.

Looking to enjoy the eclipse this October or the one in April here is your spot.
Dreaming of a perfect family vacation this summer? Downum on the Frio is the place for your family or even a group of friends. Relax on the deck above the pool, swing into the clear Frio River from the rope swing at the swimming hole or just sit in a river chair with your favorite beverage in your hand. We have something for the entire group.
Anyone in the group love to ride, well we are located right off 337, one of the Twisted Sisters, famous for the best ride in Texas.
Home is 3 bedroom 2 1/2 bath located on the Frio River. Just steps away from the fresh clear waters of the Frio River and 1 mile from the town of Leakey, where you can shop for supplies or enjoy the charming hometown shops. Property also has a pool for those who want to relax and lounge with a large deck for outside enjoyment.
Will sleep 14 comfortably in 5 queen beds, 4 upstairs, also upstairs one twin, as well as a sofa sleeper and twin in the living area with linens and towels supplied. There are 4 TV's, free wifi, fully equipped kitchen, laundry area and gas grill, wood burning grill and gas flat top for cooking out of doors.
On your bike and need supplies, give us a call and we can have what you need waiting for you when you arrive.
Leakey has some new restaurants and night spots not to be missed as well as a few new food trucks.
Another special thing about Downum on the Frio is the river dog Roadie. She will entertain you and adds to that home feeling. Roadie has all 5 star reviews.
We have added a small bedroom space downstairs with a twin bed, perfect little private space. If you need more space there is a cabin on the property that sleeps six, two bedrooms, two baths with a queen size sofa sleeper in the living area. To check it out look up the Bunhouse on the Frio VRBO # 2334096. The combination of both places gives large families room to spread out but be together. Both places still have some August openings and the river is flowing and the pool is cold. Book now for a great vacation.
Our prices include all fees. No hidden fees.

Add dates for prices

Have a question?

AI iconBeta

Get instant answers with AI powered search of property information and reviews.

Similar properties

Property grounds
Adorable cabin STEPS away From the Crystal Clear Frio River - Terrace #3
  • Kitchen
  • Pet friendly
  • Free WiFi
  • Air conditioning
10.0 out of 10, Exceptional, (3 reviews)
Adorable cabin STEPS away From the Crystal Clear Frio River - Terrace #3

House Rules

Check in after 4:00 PM
Minimum age to rent: 21
Check out before 11:00 AM
default

Children

Children allowed: ages 0-17
default

Events

No events allowed
default

Pets

No pets allowed
Contact owner for any special request
default

Smoking

Smoking is not permitted

Important information

You need to know

Extra-person charges may apply and vary depending on property policy
Government-issued photo identification and a credit card, debit card, or cash deposit may be required at check-in for incidental charges
Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed
Onsite parties or group events are strictly prohibited
Host has indicated there is a carbon monoxide detector on the property
Host has indicated there is a smoke detector on the property
Safety features at this property include a fire extinguisher, a first aid kit, and a deadbolt lock

We should mention

A car is required for transportation to and from this property

About the neighborhood

Leakey

Located in Leakey, this vacation home is on the waterfront. Concan Golf Course and Country Club and Frio Valley Ranch Golf Club are worth checking out if an activity is on the agenda, while those wishing to experience the area's natural beauty can explore Garner State Park and Frio River. Discover the area's water adventures with kayaking and water tubing nearby, or enjoy the great outdoors with horse riding and hiking/biking trails.
View more Vacation Homes in LeakeyOpens in a new window
Map
leakey, TX

What's nearby

  • Frio River - 7 min walk - 0.6 km
  • Garner State Park - 14 min drive - 18.1 km
  • Lost Maples State Natural Area - 21 min drive - 36.1 km
  • Concan Golf Course and Country Club - 26 min drive - 33.2 km
  • Frio Bat Cave - 33 min drive - 45.2 km

Restaurants

  • ‪Stripes Convenience Store / SUBWAY - ‬3 min drive
  • ‪Cup Of Joy - ‬2 min drive
  • ‪Mill Creek Cafe - ‬3 min drive
  • ‪Bent Rim Grill - ‬3 min drive
  • ‪Yankee’s Place - ‬4 min drive

Frequently asked questions

Does A perfect family vacation on the Frio River. have a pool?

Yes, this property has an outdoor pool.

How much does it cost to stay at A perfect family vacation on the Frio River.?

As of Mar 12, 2026, prices found for a 1-night stay for 2 adults at A perfect family vacation on the Frio River. on Mar 12, 2026 start from $547, including taxes and fees. This price is based on the lowest nightly price found in the last 24 hours for stays in the next 30 days. Prices are subject to change. Choose your dates for more accurate prices.

Is A perfect family vacation on the Frio River. pet-friendly?

No, pets are not allowed at this property.

How much is parking?

Onsite parking is available at the property.

What time is check-in at A perfect family vacation on the Frio River.?

Check-in begins at 4:00 PM.

What time is check-out at A perfect family vacation on the Frio River.?

Check-out is at 11:00 AM.

Where is A perfect family vacation on the Frio River. located?

Situated on the waterfront, this vacation home is steps from Frio River and 9.9 mi (15.9 km) from Garner State Park. Lone Star Motorcycle Museum and Concan Golf Course and Country Club are also within 20 mi (32 km).

Reviews

10

Exceptional

Reviews are presented in chronological order, subject to a moderation process, and verified unless otherwise labeled.
Learn moreOpens in a new window
Rating 10 - Excellent. 63 out of 63 reviews
Rating 8 - Good. 0 out of 63 reviews
Rating 6 - Okay. 0 out of 63 reviews
Rating 4 - Poor. 0 out of 63 reviews
Rating 2 - Terrible. 0 out of 63 reviews

10/10

Cleanliness

10/10

Check-in

10/10

Communication

10/10

Location

10/10

Listing accuracy

Reviews

10/10 Excellent

Susan E.

Liked: Cleanliness, check-in, communication, location, listing accuracy
Beautiful property, perfect stay! We will be back!
Stayed 3 nights in Jul 2025

10/10 Excellent

Donald R.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Loved it!

Great place to stay with family and friends.
Stayed 2 nights in Jul 2025

10/10 Excellent

Mayra S.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Mini Vacation

We had a great time over our mini vacation weekend... very fun, nice and relaxing place.
Stayed 2 nights in Jun 2025

10/10 Excellent

Travis S.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Nice Get a Way

The house was great. Great location and our family loved the pool!
Stayed 3 nights in May 2025

10/10 Excellent

Antonio R.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Weekend trip

This place was amazing! Better than advertised
Stayed 2 nights in May 2025

10/10 Excellent

Tori A.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Amazing

Downum on the river was amazing! The house had everything we need and more. The kids loved the pool in the evening. The host family was great.
Stayed 3 nights in Jul 2025

10/10 Excellent

Lana R.

Liked: Cleanliness, check-in, communication, location, listing accuracy
House was very comfortable. Access to the river was awesome. Kids enjoyed the pool and the river rapids and catching (and releasing) fish.We walked the river bank (gotta have good shoes) and floated down passed the house and repeated that throughout our stay.
Stayed 4 nights in Jul 2025

10/10 Excellent

Malachi B.

Liked: Cleanliness, check-in, communication, location, listing accuracy
Close to river. Lots of room. Friendly neighbors.
Stayed 2 nights in Jul 2025

10/10 Excellent

Renee T.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Delightful spot with perfect swimming hole

We loved this location. The house was comfortable and had all the amenities. We had easy access to the best river in Texas with the perfect swimming hole. The hosts were wonderful. Top notch.
Stayed 3 nights in May 2025

10/10 Excellent

Lanicia S.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Great again!!

Great repeat trip, love the location and relaxing atmosphere.
Stayed 4 nights in Jun 2023

10/10 Excellent

Verified traveler

Liked: Cleanliness, check-in, communication, location, listing accuracy

Great location and property

Our second stay at Angie’s property and was great as always. Location to the river is great and Angie was super helpful. We look forward to returning in the future.
Stayed 2 nights in Mar 2022

10/10 Excellent

Britney A.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Perfect Frio Vacation

Angela was great to deal with and went out of her way to accommodate our group. The house accommodated our group perfectly.
Stayed 4 nights in Jul 2024

10/10 Excellent

jennifer g.

Liked: Cleanliness, check-in, communication, location, listing accuracy

frio trip

The house is great very homey and comfortable. The pool was nice and clean.
Stayed 3 nights in Jul 2024

10/10 Excellent

Derek F.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Excellent spot

We stayed here for a long weekend trip with one other family and had an amazing time. The house was great, we loved hanging out on the deck and the kids loved swimming in the pool and river! The hosts were very thoughtful and very easy to communicate with and we couldn't have asked for a better, more comfortable stay. 5/5 would definitely stay here again.
Stayed 3 nights in Jun 2024

10/10 Excellent

Linda P.

Liked: Cleanliness, check-in, communication, location, listing accuracy

2022 June Frio River Vacation

Our family had a great time on our vacation together. This house was perfect for our large family.
Stayed 5 nights in Jun 2022

10/10 Excellent

Kimberly C.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Framily Vacay on the Frio

I think I must have said “I love this house” 20 times after arriving. The previous reviews sold me on booking and Downum on the Frio did not disappoint. We had a fabulous time. Kids jumped into the pool night one and took turns on the rope swing. We played games on the spacious porch and cooked breakfast on Blackstone the next day! Just a ton of fun. The house sits just above the river. Such a beautiful spot with a great swimming hole and rope swing. Tons of fun and just a great time relaxing. Hated to leave! We will be back.
Stayed 3 nights in Jul 2025

10/10 Excellent

Trevor S.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Beautiful getaway

We LOVED staying here! It was perfect for our family and the hosts were the best! They made sure everything was perfect! It is such a beautiful area and the house was lovely. Plenty of kitchen supplies for cooking and a fun pool with a rope swing. I would highly recommend this house to everyone. Thanks for making our family trip amazing!
Stayed 3 nights in Apr 2024

10/10 Excellent

Verified traveler

Liked: Cleanliness, check-in, communication, location, listing accuracy

Excellent!

This was the perfect setup for our family and friends! More than accommodating and had everything we needed. The patio, pool and river access was exactly what we wanted and Angela was great! We will definitely be staying here again in the future. Thanks Angela and Roadie the dog was so sweet and welcoming!
Stayed 3 nights in Jul 2021

10/10 Excellent

Lanicia S.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Beautiful Property

Great location, even when the river was super low - still plenty of water in the "swimming hole" and lots of little "pools" for the little ones. Loved the house and it's history all throughout. Very close to Leakey to get food or groceries, and a quick trip to Garner for some dancing. Kids and adults both loved the pool and HUGE porch.
Stayed 4 nights in Jun 2022

10/10 Excellent

jennifer g.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Cozy cabin by the frio

We had a wonderful time. The house had everything we needed. The pool was wonderful considering the Frio was a little low. Rodee was such a good girl. She added that at home feeling.
Stayed 3 nights in Jul 2023

10/10 Excellent

Lauren H.

Liked: Cleanliness, check-in, communication, location, listing accuracy

The best!

This place has absolutely everything you need for a comfortable stay. The well-equipped house was rustic yet updated inside—a clean, cozy space that felt like home. We enjoyed the covered deck on the back of the house. A huge above ground sparkling clean pool with our very own rope swing was also a hit with everyone. We are already planning a return trip. Thanks for a great getaway!
Stayed 3 nights in Jul 2020

10/10 Excellent

Phillip S.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Kids love it!

We spent 4 nights here in August and had a great time. It is perfect for kids with the pool with rope swing at the house, and the beautiful Frio a short walk away. Of course, Roadie the river dog was a big hit as well! We had 6 people in our group so we had plenty of room. The house is very clean and equipped with just about anything you could need to cook, and enjoy the pool and river. Our grandsons said this was the best vacation ever! Thanks for a great visit and we will be returning.
Stayed 4 nights in Jul 2021

10/10 Excellent

Rosio R.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Perfect Getaway!

Loved everything about this vacation home! Everyone enjoyed the pool. The house was very clean and had enough room for our group of 9. The perfect place for a vacation away from everything! Mrs. Angela was there to answer all my questions promptly and made us feel right at home. Meeting Roadie was a plus, She’s a very smart girl. Thank you! Will definitely be back and are already recommending to our family and friends!
Stayed 4 nights in Jul 2020

10/10 Excellent

Stephen/Jan D.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Leakey Downum VRBO

This was our second year in a row to stay at the Downum property. We enjoyed it as much as the first time. We were able to play in the Frio, the pool, grill burgers and s'mores, hike at Garner State Park, see the bats in flight, relax and enjoy beautiful starry nights. The Downum's are nice and helpful. It was another great getaway to the Leakey area. Thank you!
Stayed 5 nights in Jul 2021

10/10 Excellent

Ashley S.

Liked: Cleanliness, check-in, communication, location, listing accuracy

Absolutely perfect

We couldn’t have loved downum on the Frio more! We’ve been coming to Leakey for about 3 years and this has been the best place by far. The owners went above and beyond to make our stay perfect. The house was inviting and homey. Perfectly stocked kitchen. The outdoor living space here will bring you back again. The kids played outside the entire time - especially loving the rope swing over the pool. Even with water levels low - the ONLY water hole left on the Frio is in your backyard. Will absolutely return again!
Stayed 3 nights in Aug 2022

About the host

Hosted by Angela Downum

Host profile image
Brad and I have been married for 40 years, High School sweethearts! We raised two sons and have five awesome grandchildren. We are looking forward to sharing our home with others who know the value of family time and good friends.

Why they chose this property

This house was built by my parents in 1974 and I lived there until I married in 1980. We moved back into the home when my parents moved. We have so many great memories in this home and hope that others can make memories here as well.

What makes this property unique

Our home is located close to the town of Leakey where you can find local shops and businesses. The town is undergoing some renovations right now and we are looking forward to seeing how it turns the old historic buildings into more interesting shops and business.
If you are a biker we are located right off Highway 337, one of the Three Sisters, famous for the exciting ride.
For hiking we are located 10 miles from Garner Park and 14 miles from Lost Maples State park. And don't forget the old time dancing at Garner Park a favorite for visitor for years.
Best of all if your here for the Frio you are steps from it's clear cold water. Sit on the deck and listen to the sound of the water running by or go down and jump in and let the Frio washs your cares away.

Premier Host

They consistently provide great experiences for their guests
Tell us how we can improve our siteShare feedback

Hotels

Vacation Rentals