Own a share of a place worth keeping.
Osito finds remarkable Hill Country homes and the land around them, restores them with care, and offers them in shares to a small circle of owners. You get the house, the view and the weekends. We handle the upkeep.
Some places should be preserved, shared and lived in, not sold off in pieces or left empty eleven months a year.
From first visit to first weekend
Find your home
Browse homes we have chosen, restored and furnished. Visit in person or tour with us.
Buy your share
Purchase an eighth of the home through its own LLC. You hold real equity, not a timeshare.
Book your stays
Reserve nights through a fair rotation system, with peak holidays shared evenly between owners.
Arrive and enjoy
We clean, maintain, pay the bills and keep the pantry stocked. You bring the people.
The kinds of places we look for
Tell us where you'd like to wake up.
Share what you're looking for and we'll walk you through available homes, pricing and how ownership works.
Every dollar, shown up front
You pay two things: a one-time share price, and a monthly amount that covers your part of running the home. We publish both for every home before you buy. The example below is a 1/8 share of a $1.6 million Hill Country home.
$256,000
Price for one 1/8 share
- Your 1/8 of the home's purchase price
- $196,900
- Design refresh and furnishing
- $26,300
- Closing, LLC setup and starting reserve
- $9,000
- Osito service fee
- $23,600
Financing for up to 70% may be available through partner lenders.
≈ $1,120
Your share of running the home
- Property tax and insurance
- $361
- Utilities, internet, pool and grounds
- $217
- Repairs, upkeep and reserve fund
- $252
- Cleaning after every stay
- $143
- Osito management
- $150
Budgets are set yearly and shared with every owner. Figures are estimates and vary by home.
How a share compares
| Osito 1/8 share | Buying the whole home | Timeshare | |
|---|---|---|---|
| What you own | Real equity in the home's LLC | The whole home | A right to use a unit |
| Upfront cost | About $256,000 | About $1.6M + furnishing | Varies, rarely holds value |
| Nights per year | About 44 | 365, used or not | Usually 7 |
| Upkeep and bills | Handled by Osito | All yours | Handled by resort |
| Can you sell? | Yes, at your price | Yes | Often hard to resell |
Keep the family place in good hands
Many Hill Country homes have been in one family for generations. When it's time to sell, the choice often feels like a developer or a stranger. Osito offers another path.
Sell to Osito
We buy the home as it stands, restore it instead of tearing it down, and keep the land in one piece.
Stay on as an owner
Keep one or two shares, so your family still has its weeks at the house every year without the full cost of upkeep.
Protect the land
We can keep existing wildlife or agricultural use where it makes sense, and we never subdivide.
Our first homes are coming soon
We're choosing our first Hill Country homes now. Each one will be held in its own LLC, restored and furnished by our design team, and offered in eight shares. Here are the kinds of places we look for. Join the waitlist to see each home before shares go on sale.
Shared fairly, run smoothly
Every Osito home is owned by its co-owners through a single LLC. An operating agreement sets the rules for how owners share time, costs and decisions, and how Osito manages the home on their behalf.
Choose how hands-on your group wants to be
Osito Managed
We run everything. Owners book stays and vote only on major decisions.
- Full housekeeping, maintenance and vendor management
- We set and collect the annual budget
- Owners vote on renovations, sale of the home, or replacing the manager
Owner Council
Owners elect a small council that sets priorities. We carry them out.
- Council of 3 owners meets each quarter
- Council approves budget and larger spending
- Osito handles day-to-day operations and bookings
Owner-Led
Owners run the home themselves and use us for the back office.
- Owners hire their own local cleaners and trades
- Osito provides the booking calendar, accounting and owner portal
- Lower management fee
| Who handles it | Osito Managed | Owner Council | Owner-Led |
|---|---|---|---|
| Scheduling | Osito | Osito | Osito platform, owners run it |
| Annual budget | Osito, shared with owners | Council approves | Owners vote |
| Routine upkeep | Osito | Osito | Owners |
| Spending over $5,000 | Owner vote | Council approves | Owner vote |
| Management fee | Highest | Middle | Lowest |
The rules every home shares
Scheduling and stays
Each 1/8 share includes about 44 nights a year.
- Owners hold a set number of stays booked in advance, plus open short-notice nights
- Holidays and peak weeks rotate each year so every owner gets a turn
- Back-to-back stays are capped so the calendar stays fair
Shared costs and fees
Owners split ongoing costs by share size and pay one monthly amount.
- Property tax, insurance, utilities, cleaning and upkeep
- A reserve fund for roofs, systems and furniture replacement
- A published management fee, with no hidden markups on vendors
Maintenance and care
The house is cleaned and checked between every stay.
- A local care team handles repairs and seasonal work
- An annual design refresh keeps the home looking its best
- Owners report issues through the owner portal
Decisions and voting
Each 1/8 share carries one vote.
- Simple majority for routine matters
- Three-quarters for major renovations or a new manager
- Unanimous vote to sell the whole home
Selling or transferring a share
Your share is yours to sell, at a price you set.
- Hold for at least 12 months before selling
- Co-owners get the first chance to buy
- Osito markets and handles the resale for a fee
Osito's role as manager
We act for the owners as a group.
- Run the calendar, accounts and owner communications
- Hire and oversee cleaners, trades and local hosts
- Report finances to every owner each quarter
Terms shown here are proposed. Final terms for each home are set in its operating agreement, which every buyer receives before purchase.
Beautiful places, kept and shared
We believe a great second home should bring people together, not sit empty most of the year.
Owning a whole vacation home is out of reach for most people, and many who do own one use it a few weeks a year. Meanwhile, beautiful older homes and the land around them are torn down or split up. Osito was started to change that. We buy homes worth saving, restore them with care, and share them with a small group of owners who will love them as much as we do.
Frequently asked
Is this a timeshare?
No. With a timeshare you buy the right to use a property. With Osito, you buy real ownership in the LLC that holds the home. Your share can go up in value, and you can sell it.
How many owners share a home?
Up to eight. Each 1/8 share includes about 44 nights a year. Some owners buy two shares for more time.
What do I pay after I buy?
A monthly amount covering your portion of taxes, insurance, utilities, cleaning, maintenance, the reserve fund and management. For a 1/8 share of a typical Hill Country home, that's about $1,100 a month. See What it costs for the full breakdown.
Where are Osito homes?
We're starting in the Texas Hill Country, within an easy drive of Austin, San Antonio and Houston, with the coast and West Texas next.
Can I rent out my nights?
No. Homes are for owners, their family and their guests. This keeps the homes cared for and the neighbors happy.
Can I bring guests or pets?
Yes, you can host guests during your stays. Pet rules depend on each home and are set by the owners.
What happens if I want to sell?
After 12 months you can sell your share at a price you choose. Your co-owners get the first offer, then we list it for you.
Who decides what happens to the house?
The owners do, with one vote per share. Osito manages the home day to day under the rules in the operating agreement. See How co-ownership works for details.
Let's find your place
Our first Hill Country homes open to owners soon. Join the waitlist for first look at pricing, private tours and the order in which shares are offered.
Based in Austin, Texas. We'll reach out as each home opens to owners.