What Sets FrioMan Apart

Personal Service

Communication and responsiveness are key ingredients in any successful business partnership, and certainly apply to a property management program. At FrioMan, we are easily accessible via phone, emails, and in person.

Guest Services

Your tenants are your/our guests and we strive to treat them as such. The success of our mutual business depends on a high level of customer satisfaction, which translates to repeat/referral business and maximum rental income. Our guests are on vacation and they expect an enjoyable and trouble-free experience beginning with their first contact with us. FrioMan is committed to extending excellent service in an environment of personal hospitality.


FrioMan’s experienced housekeepers have consistently provided our guests with clean vacation homes. We realize how important it is to guests and owners that they find clean and neat accommodations upon arrival. Your home will be professionally cleaned to high standards after each guest’s use and at any other time at the owner’s request. The same crew cleans your home after every guest stay and develops pride in its appearance.

While it is important to maintain each property’s uniqueness, standards are necessary to meet guest expectations. FrioMan is always available to consult with owners on how to make their property attractive to potential guests and thereby generate significant rental income.


A well-maintained home is an important part of a positive vacation experience, which results in repeat or referral business. At FrioMan Vacation Lodging, we believe that guests on vacation in September are as deserving of a home in good condition as those who vacation in May. Vacationers choosing the Frio River area have a high expectation, which means constant maintenance and improvements as needed to keep up with this market. In addition to keeping owners informed about the condition and maintenance requirements of their property, FrioMan provides timely response 7 days a week to guest-reported maintenance problems. Information on maintenance work done and monies expended from the owner’s account is shown on the monthly accounting statement.

Protecting Our Owner’s Interest

While there is the unavoidable risk of damage or theft whenever a property is offered for rental to the public, it is the intent of FrioMan to minimize these risks by making recommendations on furnishing your home, and attracting high-quality guests (families & mature individuals only). A damage deposit is required, along with a signed responsible party agreement. After each guest’s visit, your home is personally inspected. The inspection is not a minutely detailed inventory, but does address recognizable damage or loss (beyond “normal wear and tear”) and has been a successful deterrent against unwarranted negligence or abuse. Costs for anything missing or damaged due to negligence or willful abuse is charged to the credit card on file, for the amount required to make any repairs or replacements.


  • “Dickie & Gwen Lambert, aka FrioMan, provide exactly the kind of service we sought when we looking for someone to take care of our hill-country residence and to manage the rental of it to vacationers staying at Concan. We don’t have to be concerned about maintenance issues with our property or rental issues – FrioMan takes care of our home-away-from-home with the utmost attention to detail and quality care, as if it were their own. We find Dickie & Gwen very professional, yet make you feel like a part of the family. We would highly recommend FrioMan as the ideal property management company at Concan.”

    Bill & Nancy Prihoda
    Owners, Crooked Tree
  • We met Dickie and Gwen when we purchased our home, Roundup, which they were managing at the time. Being in the real estate/building/rental business for 37 years and dealing with property managers during that time, we have seen the good, the bad, and the ugly and are always skeptical when first dealing with someone we have not known.
    Since then, we have not only become very comfortable with Dickie and Gwen’s ability to manage our property, but also have become good friends. They do an excellent job of screening tenants, controlling tenants, keeping the property in “tip top” shape, controlling expenses, communicating with us, and working to get us the maximum rental income possible. They are also open to suggestions and work very well with us at protecting our investment and the integrity of the area.
    We have had a very pleasant and rewarding experience dealing with Dickie, Gwen, and all the FrioMan staff and look forward to working with them in the future.

    Clyde & Charleen Schuehle
    Owners, Roundup
  • “Mark and I have had a wonderful experience with FrioMan acting as our manager for Hangin On. Dickie and Gwen have always gone above and beyond our expectations! Our house stayed booked all summer! They kept constant communication with us regarding rentals and any necessities they felt we needed to know about the house. Our reimbursement for our portion of renting the house has always been prompt and accurate. We loved doing business with the Lamberts and have signed on for an additional two years to rent out Hangin On.”

  • “We are very pleased with the service and attention we get with FrioMan, and the prompt response when needed relating to our rental property – “Bethel”. With the hectic pace of our lives, we wanted someone that could manage the property with very little work or worry on our part and FrioMan has come through. We try to limit who rents our property, to responsible parties, and FrioMan goes the extra step to screen the prospective renter. Thank you for the hard work.”

    Wade & Malinda Harton
    Owners, Bethel
  • We have been very pleased with FrioMan’s level of service both in getting our property ready to rent, and in keeping it rented all summer for the past two seasons. Dickie and Gwen’s connections and flexibility in finding what is needed for our house distinguish them from their competitors. With their great website and screening, they make every effort to do what is needed to keep the house rented to responsible visitors, and we have had no problems. We are very grateful to have FrioMan there to manage our property. Knowing that the house is looked after in our absence has made our family visits there much more enjoyable!

    Russell & Donna Burton
    Dallas, TX

    Owners, Vista del Rio



P.O. Box 30, Concan, Texas 78838



For Emergencies Only:

(830) 279-5973





Social links:

We Work To Keep Your Property Rented

Web Site

Through FrioMan’s comprehensive, user-friendly website, planning a vacation is made easy. Vacationers can search for a home based on their personal preferences, view interior & exterior photographs, check rates & availability, and much more! In addition to detailed photography, descriptions including amenities are provided for every vacation home. A listing of local activities, directions to Concan, local (printable) directional maps and more can be found here. To help ease them into a Frio River state-of-mind, our website also features our very own FrioMan Blog with up to date pictures and stories of the area.


Our focus has been on marketing through the internet, by far the most effective medium for reaching consumers planning vacation travel and recreation. Search engine interfaces, cooperative website links, banner ads and extensive statistical analysis are all part of our on-going campaign to utilize the latest techniques and technology to maximize vacation rentals.

Rental Pricing

It is FrioMan’s objective to identify the optimum pricing structure for each home that will maximize its rental income potential. Continuous monitoring of market conditions helps us determine optimal rate levels and identify opportunities to increase rates. Recommendations for rates are made for each property in our program after reviewing the rates of similar homes in comparable locations, both within and outside the FrioMan rental program.

Management Fees

FrioMan is compensated according to a percentage of the gross rentals. Since we are paid only if your house is rented, we are highly motivated to maximize the rental potential of every property. The management fee percentage is determined according to the nightly rental rate, and proximity to Concan. The base management fee covers the cost of rental program management, marketing, accounting, reservation processing, and housekeeping. Security checks year round, and inspections after guest stays are also included in our services. Additional services such as home and lawn maintenance, and trash pickup/disposal, are available to the owner at a predetermined limit, and/or at a per cost basis.