Document:

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                                                                    EXHIBIT 4.14

                                                                      [BAR CODE]
                                                          OFFICIAL RECORDS OF
                                                        MARICOPA COUNTY RECORDER
                                                             HELEN PURCELL
                                                     2003-1715295 12/22/03 10:17
                                                                1 OF 1
                                                                       SOTOR

                       ABOVE SPACE RESERVED FOR RECORDING

This instrument prepared by:

Timothy N. Tucker, Esq.
King & Spalding LLP
191 Peachtree Street
Atlanta, Georgia 30303

             LEASEHOLD DEED OF TRUST, ASSIGNMENT OF LEASES AND RENTS
                      SECURITY AGREEMENT AND FIXTURE FILING

                         (SCOTTSDALE, ARIZONA LOCATION)

         This LEASEHOLD DEED OF TRUST, ASSIGNMENT OF LEASES AND RENTS, SECURITY
AGREEMENT AND FIXTURE FILING ("Deed of Trust"), dated as of December 15, 2003,
is made by GOLFSMITH USA, L.L.C., a Delaware limited liability company, as
trustor (hereinafter called "Grantor"), whose mailing address is 11000 N. IH-35,
Austin, Texas 78753, to CHICAGO TITLE INSURANCE COMPANY, as trustee (hereinafter
called the "Trustee"), whose mailing address is 2415 Camelback Road, Suite 300
Phoenix, Arizona 85016, for the benefit of U.S. BANK TRUST NATIONAL ASSOCIATION,
as Collateral Agent under the Indenture for the Holders, as defined in the
Indenture, as beneficiary (hereinafter called the "Collateral Agent"), whose
mailing address is 100 Wall Street, 16th Floor, New York, New York 10005. The
"Indenture" is that Indenture, dated as of October 15, 2002, by and among
Golfsmith International, Inc., a Delaware corporation, U.S. Bank Trust National
Association, as Trustee and the Guarantors, as defined therein, as amended,
restated or otherwise modified from time to time.

         For and in consideration of the sum of Ten Dollars ($10.00) and other
valuable consideration, the receipt and sufficiency whereof are hereby
acknowledged, and in order to secure the indebtedness and other obligations
hereinafter set forth, Grantor does hereby GRANT, BARGAIN, SELL and CONVEY unto
Trustee and its successors and assigns, in trust, with power of sale, for the
benefit of the Collateral Agent, and its successors and assigns, the following:

         (A) Grantor's leasehold interest and estate created by and arising
pursuant to that certain Sublease, dated October 10, 2003, between Best Buy
Stores, L.P., as landlord, and Grantor, as tenant (the "Mortgaged Lease") and
which demises to Grantor certain premises more particularly described therein
(the "Premises") and located on that certain tract or parcel of land

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more particularly described in Exhibit "A" attached hereto and incorporated
herein by reference (the "Land"); TOGETHER WITH all of Grantor's right, title
and interest in and to the Mortgaged Lease, and all modifications, extensions
and renewals and assignments of the Mortgaged Lease and in and to all rights to
renew or extend the term of the Mortgaged Lease, or to purchase the Premises
leased pursuant to the Mortgaged Lease, and all credits, deposits, options,
privileges and rights of Grantor, as tenant, under the Mortgaged Lease;

         (B) TOGETHER WITH all of Grantor's right, title and interest, to the
extent granted to Grantor under the Mortgaged Lease, in and to (1) the
buildings, structures and improvements of every nature whatsoever now or
hereafter situated on the Land and constituting a part of the Premises, and (2)
the fixtures, machinery, appliances, equipment, furniture and personal property
of every nature whatsoever now or hereafter owned by Grantor and located in or
on, attached to, and used or intended to be used in connection with or with the
operation of, the Premises, or in connection with any construction being
conducted or which may be conducted thereon, and all extensions, additions,
improvements, betterments, renewals, substitutions and replacements to all of
the foregoing, and all of the right, title and interest of Grantor to the extent
provided under the Mortgaged Lease in and to any such personal property and
fixtures (hereinafter called the "Improvements").

         (C) TOGETHER WITH all of Grantor's right, title and interest, to the
extent granted to Grantor under the Mortgaged Lease, in and to all easements,
rights-of-way, gores of land, streets, ways, alleys, passages, sewer rights,
water courses, water rights and powers, other real property and interests
therein, and all appurtenances whatsoever, in any way belonging, relating or
appertaining to any of the property described in paragraphs (A) and (B) hereof,
or which hereafter shall in any way belong, relate or be appurtenant thereto.

         (D) TOGETHER WITH all of Grantor's right, title and interest, to the
extent granted to Grantor under the Mortgaged Lease, in and to (i) all of the
estate, right, title and interest of Grantor of, in and to all judgments,
insurance proceeds, awards of damages and settlements hereafter made or
resulting from condemnation proceedings or the taking of the Premises or any
part thereof under the power of eminent domain, or for any damage (whether
caused by such taking or otherwise) to the Premises any part thereof, or to any
rights appurtenant thereto, and all proceeds of any sale or other disposition of
the Premises or any part thereof; and Collateral Agent is, subject to the
provisions of this Deed of Trust and the Mortgaged Lease, hereby authorized to
collect and receive said awards and proceeds and to give proper receipts and
acquittances therefor, and (if it so elects) to apply the same toward the
payment of indebtedness and other sums secured hereby, notwithstanding the fact
that the amount owing thereon may not then be due and payable; and (ii) all
contract rights, general intangibles, actions and rights in action, including
without limitation all rights to insurance proceeds and unearned premiums
arising from or relating to the Premises; and (iii) all proceeds, products,
replacements, additions, substitutions, renewals and accessions of and to the
Premises.

         (E) TOGETHER WITH, subject to the rights of Collateral Agent under
Section 1.09 hereof, all right, title and interest of Grantor in and to any and
all subleases now or hereafter on or affecting the Premises, and all books and
records which contain payments made under the subleases and all security
therefore and all rents, income and other benefits to which Grantor may now or
hereafter be entitled to receive from the Premises.

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         (F) TOGETHER WITH (i) the Grantor's rights further to encumber the
Premises; and (ii) all of the Grantor's rights to enter into any sublease or
sublease agreement.

         All of the property described in paragraphs (A), (B), (C), (D), (E) and
(F) above, and each item of property therein described, is hereinafter referred
to collectively as the "Property."

         TO HAVE AND TO HOLD the Property and all parts thereof unto the
Trustee, its successors and assigns, for the benefit of the Collateral Agent,
its successors and assigns, forever upon the trust, terms and conditions
contained herein.

         This Deed of Trust is executed and delivered by Grantor to secure the
following described obligations, liabilities and indebtedness to Collateral
Agent and Holders (hereinafter collectively referred as the "Obligations"):

         (a) All loans, advances, indebtedness, obligations and liabilities now
or from time to time hereafter owing by Golfsmith International, Inc., a
Delaware corporation (the "Borrower"), including the "Obligations" as defined in
the Indenture, to Collateral Agent, Holders, and any other Person under the
Indenture, or under any agreement, instrument or document executed or delivered
to Collateral Agent or Holders in respect of the Indenture (all such agreements,
instruments or documents, collectively, the "Indenture Documents") or the
transactions contemplated thereby, pursuant to which Holders have duly
authorized the creation of an issue of 8.375% Senior Notes due 2009 (the
"Initial Notes") in the aggregate principal amount of $93,750,000.00, and Series
B 8.375% Exchange Notes due 2009 (the "Exchange Notes," which may be issued in
exchange for the certain of the Initial Notes as provided in the Indenture, and
together with the Initial Notes and any Additional Notes, as defined in the
Indenture, collectively, the "Notes") as described in the Indenture.

         (b) All indebtedness, obligations and liabilities of Grantor and the
other Guarantors arising under the Guarantees (as defined in the Indenture);

         (c) All indebtedness, obligations and liabilities of Grantor arising
under this Deed of Trust;

         (d) All advances made by Collateral Agent and the other Holders to
protect or preserve the Property or the lien hereof on the Property, or for
taxes, assessments, insurance premiums, or other advances authorized under the
terms of this Deed of Trust (whether or not Grantor remains the owner of the
Property at the time of such advance);

         (e) Any and all renewals, extensions, modifications, substitutions,
replacements or consolidations of the indebtedness, liabilities and obligations
described in paragraphs (a), (b), (c) or (d) above, and

         (f) All other obligations, liabilities and indebtedness of every kind
and character now or hereafter owing by Borrower, Grantor or any Guarantor to
Collateral Agent and/or Holders, however created, incurred or evidenced, direct
or indirect, absolute or contingent, and whether owing under the Indenture,
Indenture Documents, this Deed of Trust or the Notes, including without
limitation, all "Obligations" (as defined in the Indenture) of the Grantor and
Guarantors to Collateral Agent and Holders.

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         PROVIDED, HOWEVER, that if the Borrower, Grantor and Guarantors shall
promptly pay or cause to be paid the Obligations secured hereby in accordance
with the terms thereof when the same shall become due and payable and shall
keep, perform and observe all the terms, conditions and requirements of the
Notes, the Indenture, the Indenture Documents and of this Deed of Trust, then,
upon complete payment and satisfaction thereof, this Deed of Trust shall be null
and void and of no further force and effect and shall be released by Collateral
Agent and Trustee upon the written request and at the expense of Grantor.

                                   ARTICLE ONE

                              COVENANTS OF GRANTOR

         Grantor covenants and agrees with the Trustee, Collateral Agent and
Holders, or any successor in title as holder of the Obligations secured hereby,
as follows:

         1.01 General Representations, Covenants and Warranties. Grantor
represents, warrants and covenants that (a) Grantor is seized of a good and
valid leasehold estate in and to the Premises, and has good right, full power
and lawful authority to encumber the same as provided herein and Collateral
Agent may, subject to the provisions of the Mortgaged Lease, at all times
peaceably and quietly enter upon, hold, occupy and enjoy the Premises in
accordance with the terms hereof; (b) the Property is free and clear of all
liens, security interests, charges and encumbrances whatsoever except to the
extent permitted by clauses (1), (2), (3), (4), (5), (8), (15) and (16) of the
definition of Permitted Liens, as defined in the Indenture, and except for any
liens, security interests, charges and encumbrances created or arising by,
through or under the landlord under the Mortgaged Lease or its
predecessors-in-title; (c) Grantor will maintain and preserve the lien of this
Deed of Trust until the Obligations secured hereby have been paid in full; (d)
the Premises has frontage on, and direct access of ingress, egress, and regress
to, public rights of way; and (e) electric, gas, sewer, water facilities and any
other necessary utilities are, and at all times hereafter shall be, available in
sufficient capacity to service the Premises satisfactorily for its current use,
and any easements necessary to the furnishing of such utility service to Grantor
have been obtained.

         1.02 Compliance with Laws. To the extent Grantor is required to so
comply under the Mortgaged Lease, Grantor covenants and warrants that the
Premises presently complies in all material respects with and will continue to
comply in all material respects with all applicable restrictive covenants,
applicable zoning and subdivision ordinances and building codes, all applicable
health and environmental laws and regulations and other applicable laws, rules
and regulations which affect the Premises and the operations of Grantor on the
Premises. If Grantor receives notice from any federal, state or other
governmental body that it is not in compliance with any such covenant,
ordinance, code, law or regulation, Grantor will provide Collateral Agent with a
copy of such notice and comply or cause the landlord under the Mortgaged Lease
to comply with the provisions of such notice promptly if failure to comply could
reasonably be expected to result in a material adverse effect on the Premises or
the use, operation or value thereof, or on the Grantor.

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         1.03 Taxes and Other Charges.

         (a) Taxes and Assessments. To the extent required under Section 4.04 of
the Indenture or under the Mortgaged Lease, Grantor shall pay promptly when due
all taxes, assessments, rates, dues, charges, fees, levies, fines, impositions,
liabilities, obligations and encumbrances of every kind whatsoever now or
hereafter imposed, levied or assessed upon or against the Premises or any part
thereof, or upon or against this Deed of Trust or the Obligations secured
hereby, or upon or against the security interest of Collateral Agent in the
Premises, as well as all income taxes, assessments and other governmental
charges levied and imposed by the United States of America or any state, county,
municipality or other taxing authority upon or against Grantor or in respect of
the Premises or any part thereof.

         (b) Mechanic's and Other Liens. Except to the extent permitted by
clause (2) of the definition of Permitted Liens, as defined in the Indenture,
Grantor shall not permit or suffer any mechanic's, laborer's, materialman's,
statutory or other lien (other than any lien for taxes not yet due) to be
created upon or filed against the Property.

         (c) Taxes Affecting Holders' Interest. Grantor will promptly pay all
income, franchise and other taxes owing by Grantor and any stamp, documentary,
recordation and transfer taxes or other taxes (unless such payment by Grantor is
prohibited by law) which may be required to be paid with respect to this Deed of
Trust or any instrument evidencing or securing any of the Obligations. In the
event of the enactment after this date of any law of any governmental entity
applicable to Collateral Agent, the Obligations, the Property or this Deed of
Trust imposing upon Collateral Agent the payment of the whole or any part of the
taxes or assessments or charges or liens herein required to be paid by Grantor,
or changing in any way the laws relating to the taxation of deeds of trust or
mortgages or security agreements or debts secured by deeds of trust or mortgages
or security agreements or the interest of the mortgagee or secured party in the
property covered thereby, or the manner of collection of such taxes, so as to
affect this Deed of Trust or the Obligations or Collateral Agent, then, and in
any such event, Grantor, upon demand by Collateral Agent, shall pay such taxes,
assessments, charges or liens, or reimburse Collateral Agent therefor.

         (d) Tax Escrow. In order to secure the performance and discharge of
Grantor's obligations under this Section 1.03, but not in lieu of such
obligations, and to the extent Grantor is not required to pay such sums to the
landlord under the Mortgaged Lease, Grantor, upon Collateral Agent's request
after the occurrence of and during the continuance of an Event of Default, will
pay over to Collateral Agent an amount equal to one-twelfth (1/12th) of the next
maturing annual ad valorem taxes, assessments and charges (which taxes,
assessments and charges, for purposes of this paragraph, shall include without
limitation water and sewer rents, and shall hereinafter be collectively called
"Taxes") of the nature described in Section 1.03(a) for each month that has
elapsed since the last date to which the Taxes were paid; and Grantor will, in
addition, upon Collateral Agent's request, pay over to Collateral Agent together
with each installment of the Obligations sufficient funds (as estimated from
time to time by Collateral Agent in its sole discretion) to permit Collateral
Agent to pay when due the Taxes. Upon Collateral Agent's request, Grantor shall
also deliver to Collateral Agent such additional monies as are required to make
up any deficiencies in the amounts necessary to enable Collateral Agent to pay
the Taxes. In such case, Collateral Agent must timely pay the Taxes or return
the

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additional monies to Grantor to allow Grantor to pay such Taxes. Such deposits
shall not be, nor be deemed to be, trust funds but may be commingled with the
general funds of Collateral Agent, and no interest shall be payable in respect
thereof. Upon the occurrence of an Event of Default, Collateral Agent may apply
to the reduction of the Obligations secured hereby, in such manner as Collateral
Agent shall determine, any amount under this Section 1.03(d) remaining to
Grantor's credit.

         (e) No Credit Against the Obligations Secured Hereby. Neither Borrower
nor Grantor shall claim, demand or be entitled to receive any credit, against
the principal or interest payable on the Obligations for so much of the Taxes
assessed against the Property of any part thereof or that are applicable to the
Obligations secured hereby or to Collateral Agent's interest in the Property. No
deduction shall be claimed from the taxable value of the Property or any part
thereof by reason of the Obligations, this Deed of Trust or any other instrument
securing the Obligations.

         1.04 Insurance.

         (a) Grantor shall, at its sole expense, keep the Premises insured in
such amounts and against such risks and damages as is required under Section
4.05 of the Indenture. All policies of insurance shall contain an endorsement,
in form and substance reasonably acceptable to Collateral Agent, showing loss
payable to Collateral Agent as its interests appear. Such endorsement, or an
independent instrument delivered to Collateral Agent, shall provide that the
insurance companies will give Collateral Agent at least fifteen (15) days prior
written notice before any such policy or policies of insurance shall be altered
in any way that may affect Collateral Agent's rights thereunder or cancelled and
that no act of default of Grantor or any other person shall affect the right of
Collateral Agent to recover under such policy or policies or insurance in case
of loss or damage (10 days in the case of cancellation for non-payment of
premium).

         (b) In order to secure the performance and discharge of Grantor's
obligations under this Section 1.04(b), but not in lieu of such obligations and
to the extent Grantor is not required to pay such sums to the landlord under the
Mortgaged Lease, Grantor, upon Collateral Agent's request after the occurrence
of and during the continuance of an Event of Default, will pay over to
Collateral Agent an amount equal to one-twelfth (1/12th) of the next maturing
annual insurance premiums for each month that has elapsed since the last date to
which such premiums were paid; and Grantor will, in addition, upon Collateral
Agent's request, pay over to Collateral Agent together with each installment on
the Obligations sufficient funds (as estimated from time to time by Collateral
Agent in its sole discretion) to permit Collateral Agent to pay said premiums
when due. Such deposits shall not be, nor be deemed to be, trust funds but may
be commingled with the general funds of Collateral Agent, and no interest shall
be payable in respect thereof. Upon Collateral Agent's request, Grantor shall
also deliver to Collateral Agent such additional monies as are necessary to make
up any deficiencies in the amounts necessary to enable Collateral Agent to pay
such premiums when due. In such case, Collateral Agent must timely pay the
premiums or return the additional monies to Grantor to allow Grantor to pay the
premiums.

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         (c) Pursuant to its rights granted hereunder in all proceeds from any
insurance policies, Collateral Agent is hereby authorized and empowered at its
option to adjust or compromise any loss under any insurance policies on the
Premises and to collect and receive the proceeds from any such policy or
policies. Each insurance company is hereby authorized and directed to make
payment for all such losses directly to Collateral Agent alone and not to
Grantor and Collateral Agent jointly. After deducting from such insurance
proceeds any expenses incurred by Collateral Agent and the other Holders in the
collection or handling of such funds, the net proceeds received by Collateral
Agent shall apply such amounts as requested by Grantor for the restoration. In
no event, however, shall any advance be made which will result in the funds
remaining with Collateral Agent being less than the cost of completion of
restoration of the Premises as estimated by an architect or engineer reasonably
satisfactory to Collateral Agent. If, upon completion of restoration of the
Premises there remain funds with Collateral Agent, Collateral Agent shall pay
the remaining funds. Any funds applied against the Obligations secured hereby
shall be applied to particular Obligations, whether then matured or to mature in
the future, in accordance with the terms of the Indenture. Although Collateral
Agent intends to use its best efforts to collect such payments in a timely
fashion, Collateral Agent shall not be responsible for any failure to collect
any insurance proceeds due under the terms of any policy regardless of the cause
of such failure. The provisions of this Section 1.04 are subject to any
provisions of the Mortgaged Lease pertaining to the maintenance, collection, use
and application of insurance proceeds.

         (d) Non-Impairment of Collateral Agent's Rights. Nothing contained in
either of Sections 1.03(d) and 1.04(b) shall be deemed to affect any right or
remedy of Collateral Agent under any provision of this Deed of Trust or of any
statute or rule of law to pay any amount required to be paid by Sections 1.03(d)
and 1.04(b) and to add the amount so paid to the Obligations hereby secured.
Although Collateral Agent intends to use its best efforts to make such payments
in a timely fashion, the arrangements provided in Sections 1.03(d) and 1.04(b)
are solely for the added protection of Collateral Agent and the other Holders
and entail no responsibility on Collateral Agent's or Holders' part beyond the
allowing of due credit, without interest, for sums actually received by it. Upon
assignment of this Deed of Trust, any funds on hand shall be turned over to the
assignee and any responsibility of Collateral Agent with respect thereto shall
terminate.

         1.05 Condemnation. Collateral Agent shall be entitled to all
compensation, awards, damages, claims, rights of action and proceeds of, or on
account of, any damage or taking through condemnation and is hereby authorized,
at its option, to commence, appear in and prosecute in its own or the Grantor's
name any action or proceeding relating to any condemnation and to settle or
compromise any claim in connection therewith. All such compensation, awards,
damages, claims, rights of action and proceeds, and any other payments or
relief, and the right thereto, are included in the Property and Collateral Agent
and the other Holders, after deducting therefrom all of their expenses including
reasonable attorneys' fees incurred in the collection or handling of such funds,
shall apply such amounts as requested by Grantor for the restoration of the
Premises. In no event, however, shall any advance be made which will result in
the funds remaining with Collateral Agent being less than the cost of completion
of restoration of the Premises as estimated by an architect or engineer
reasonably satisfactory to Collateral Agent. If, upon completion of restoration
of the Premises there remain funds with Collateral Agent, Collateral Agent shall
pay the remaining funds to Grantor. Grantor

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agrees to execute such further assignments of any compensation, awards, damages,
claims, rights of action and proceeds as Collateral Agent may reasonably
require. Notwithstanding any such condemnation, Grantor shall continue to pay
interest, computed at the rate provided in the Notes, on the entire unpaid
principal amount thereof. The provisions of this Section 1.05 are subject to any
provisions of the Mortgaged Lease pertaining to the collection, use and
application of any compensation, awards, damages, claims, rights of action and
proceeds insurance proceeds.

         1.06 Care of Property.

         (a) Grantor shall preserve and maintain the Property in good condition
and repair, ordinary wear and tear excepted. Grantor shall not permit, commit or
suffer any material waste, impairment or deterioration of the Property or of any
part thereof, and will not take any action which will materially increase the
risk of fire or other hazard to the Property or to any part thereof.

         (b) Grantor will not, without the prior written consent of Collateral
Agent, (i) remove from the Premises any fixtures or personal property covered by
this Deed of Trust which materially impairs the value of the Property or (ii)
make any structural alteration to the Premises or any other alteration thereto
which materially impairs the value thereof.

         (c) Collateral Agent may enter upon and inspect the Premises at any
reasonable time during the life of this Deed of Trust and upon reasonable prior
notice.

         1.07 Further Assurances. At any time and from time to time, upon
Collateral Agent's reasonable request, Grantor shall make, execute and deliver,
or cause to be made, executed and delivered, to Collateral Agent and where
appropriate shall cause to be recorded or filed, and from time to time
thereafter to be re-recorded and refiled at such time and in such offices and
places as shall be deemed desirable by Collateral Agent, any and all such
further deeds of trust, instruments or further assurance, certificates and other
documents as Collateral Agent may consider necessary or desirable in order to
effectuate, complete, or perfect, or to continue and preserve the respective
obligations of Borrower and Grantor under the Notes, the Indenture Documents and
this Deed of Trust, and the lien of this Deed of Trust as a lien upon all of the
Property, whether now owned or hereafter acquired by Grantor. Upon any failure
by Grantor to do so, Collateral Agent may make, execute, record, file, re-record
or refile any and all such deeds of trust, instruments, certificates and
documents for and in the name of Grantor, and Grantor hereby irrevocably
appoints Collateral Agent as the agent and attorney-in-fact of Grantor to do so.

         1.08 Security Agreements and Financing Statements.

         (a) Grantor (as debtor) hereby grants to Collateral Agent as creditor
and secured party) a security interest in all fixtures, machinery, appliances,
equipment, furniture and personal property of every nature whatsoever
constituting part of the Property.

         (b) Grantor shall execute any and all such documents, including without
limitation, financing statements pursuant to the applicable Uniform Commercial
Code, as Collateral Agent may reasonably request, to preserve and maintain the
priority of the lien created hereby on property which may be deemed personal
property or fixtures, and shall pay to Collateral Agent

                                      -8-
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on demand any expenses incurred by Collateral Agent and Holders in connection
with the preparation, execution and filing of any such documents. This Deed of
Trust shall also constitute a "fixture filing" for purposes of the applicable
Uniform Commercial Code. Grantor hereby authorizes and empowers Collateral Agent
to execute and file, on Grantor's behalf, all financing statements and refilings
and continuations thereof as Collateral Agent reasonably deems necessary or
advisable to create, preserve and protect said lien. This Deed of Trust shall be
deemed a security agreement as defined in said Uniform Commercial Code and the
remedies for any violation of the covenants, terms and conditions of the
agreements herein contained shall be (i) as prescribed herein, (ii) by general
law, or (iii) as to such part of the security which is also reflected in said
financing statement by the specific statutory consequences now or hereafter
enacted and specified in the Uniform Commercial Code, all at Collateral Agent's
sole election.

         (c) Grantor and Collateral Agent agree that the filing of a financing
statement in the records normally having to do with personal property shall
never be construed as in any way derogating from or impairing the express
declaration and intention of the parties hereto, hereinabove stated, that
everything used in connection with the production of income from the Property
and/or adapted for use therein and/or which is described or reflected in this
Deed of Trust is, and at all times and for all purposes and in all proceedings
both legal or equitable, shall be regarded as part of the real estate encumbered
by this Deed of Trust irrespective of whether (i) any such item is physically
attached to the Improvements, (ii) serial numbers are used for the better
identification of certain equipment items capable of being thus identified in a
recital contained herein or in any list filed with Collateral Agent, or (iii)
any such item is referred to or reflected in any such financing statement so
filed at any time. Similarly, the mention in any such financing statement of (1)
rights in or to the proceeds of any fire and/or hazard insurance policy, or (2)
any award in eminent domain proceedings for a taking or for loss of value, or
(3) Grantor's interest as lessor in any present or future lease or rights to
income growing out of the use and/or occupancy of the Property, whether pursuant
to lease or otherwise, shall never be construed as in any way altering any of
the rights of Collateral Agent as determined by this instrument or impugning the
priority of the lien granted hereby or by any other recorded document, but such
mention in the financing statement is declared to be for the protection of
Holders in the event any court or judge shall at any time hold with respect to
(1), (2) and (3) that notice of the priority of the interest of Collateral Agent
and the other Holders to be effective against a particular class of persons,
including but not limited to the federal government and any subdivisions or
entity of the federal government, must be filed in the Uniform Commercial Code
records.

         1.09 Assignment of Leases and Rents. To facilitate the payment and
performance of the Obligations, Grantor hereby absolutely transfers and assigns
to Collateral Agent all right, title and interest of Grantor in and to any and
all subleases now or hereafter on or affecting the Premises, and all books and
records which contain payments made under the subleases and all security
therefore and all rents, income and other benefits to which Grantor may now or
hereafter be entitled to receive from the Premises to be applied against the
indebtedness and other sums secured hereby; provided, however, that permission
is hereby given to Grantor, so long as no Event of Default (as defined in
Section 2.01) has occurred hereunder and is continuing, to collect and use such
rents, income and other benefits as they become due and payable, but not more
than one (1) month in advance thereof. Upon the occurrence of any such Event of
Default, the permission hereby given to Grantor to collect such rents, income
and other benefits from the Premises shall terminate and such permission shall
be reinstated upon a cure of such Event of

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Default. The foregoing provisions hereof shall constitute an absolute and
present assignment of the rents, income and other benefits from the Premises,
subject, however, to the conditional permission given to Grantor to collect and
use such rents, income and other benefits as hereinabove provided; and the
existence or exercise of such right of Grantor shall not operate to subordinate
this assignment to any subsequent assignment, in whole or in part, by Grantor,
and any such subsequent assignment by Grantor shall be subject to the rights of
the Trustee and Collateral Agent hereunder. The assignment contained herein
shall be fully operative without any further action on the part of either party
and specifically Collateral Agent shall be entitled, at its option, upon the
occurrence and during the continuance of an Event of Default hereunder, to all
rents, income and other benefits from the Premises whether or not Collateral
Agent or Holders take possession of such property. Grantor hereby further grants
to Collateral Agent the right after the occurrence and during the continuance of
an Event of Default (i) to enter upon and take possession of the Premises for
the purpose of collecting the said rents, income and other benefits, (ii) to
dispossess by the usual summary ejectment proceedings any tenant, (iii) to let
the Premises or any part thereof, and (iv) to apply said rents, income and other
benefits, after payment of all necessary charges and expenses, on account of the
Obligations secured hereby. Such assignment and grant shall continue in effect
until the Obligations secured hereby are paid, the execution of this Deed of
Trust constituting and evidencing the irrevocable consent of Grantor to the
entry upon and taking possession of the Premises by Collateral Agent pursuant to
such grant, whether or not foreclosure has been instituted. Neither the exercise
of any rights under this paragraph by Collateral Agent nor the application of
any such rents, income or other benefits to the Obligations secured hereby,
shall cure or waive any default or notice of default hereunder or invalidate any
act done pursuant hereto or to any such notice, but shall be cumulative of all
other rights and remedies. Neither this assignment nor the receipt of rents,
income and other benefits by Collateral Agent shall effect a pro tanto payment
of the indebtedness evidenced by or arising under the obligations, and such
rents shall be applied as provided in Section 3.10 hereof.

         1.10 After-Acquired Property. To the extent permitted by and subject to
applicable law, the lien of this Deed of Trust will automatically attach,
without further act, to all after-acquired property located in or on, or
attached to the Property or any part thereof.

         1.11 SubLeases Affecting Encumbered Property. Grantor represents that
Grantor has delivered to Collateral Agent true, correct and complete copies of
all subleases of any portion of the Premises, that all such subleases are
presently in effect and that no default by Grantor exists in such subleases. As
any such sublease shall expire or terminate or as any new sublease shall be
made, Grantor shall so notify Collateral Agent in order that at all times
Collateral Agent shall have a current list of all subleases affecting the
Premises. The assignment contained in Section 1.09 of this Deed of Trust shall
not be deemed to impose upon Collateral Agent any of the obligations or duties
of Grantor provided in any such sublease (including, without limitation, any
liability under the covenant of quiet enjoyment contained in any sublease in the
event that any tenant shall have been joined as a party defendant in any action
to foreclose this Deed of Trust and shall have been barred and foreclosed
thereby of all right, title and interest and equity of redemption in the
Property or any part thereof), and Grantor shall comply with and observe its
obligations in all material respects as landlord under all subleases affecting
the Property or any part thereof. Grantor, if required by Collateral Agent,
shall furnish promptly to Collateral Agent original or certified copies of all
such subleases now existing or hereafter created. Grantor shall

                                      -10-
<PAGE>

not, without the express prior written consent of Collateral Agent, enter into
any sublease affecting the Property, or amend, modify, extend, terminate or
cancel, accept the surrender of, subordinate, accelerate the payment of rent as
to, or change the terms of any renewal option of any such sublease now existing
or hereafter created, or permit or suffer an assignment or sublease. Grantor
shall not accept payment of rent more than one (1) month in advance without the
prior written consent of Collateral Agent.

         With respect to the assignment contained in Section 1.09 of this Deed
of Trust, Grantor shall, from time to time upon request of Collateral Agent,
specifically assign to Collateral Agent as additional security hereunder, by an
instrument in writing in such form as may be approved by Collateral Agent in its
reasonable discretion, all right, title and interest of Grantor in and to any
and all subleases now or hereafter on or affecting the Property, together with
all security therefor and all monies payable thereunder, subject to the
conditional permission hereinabove given to Grantor to collect the rentals under
any such sublease. Grantor shall also execute and deliver to Collateral Agent
any notification, financing statement or other document reasonably required by
Collateral Agent to perfect the foregoing assignment as to any such sublease.
The provisions of this Section 1.12 shall be subject to the provisions of
Section 1.09.

         1.12 Collateral Agent's Performance of Defaults. If Grantor defaults in
the payment of any tax, assessment, encumbrance or other imposition, in its
obligation to furnish insurance hereunder, or in the performance or observance
of any other covenant, condition or term in this Deed of Trust, the Indenture
Documents or the Notes, Collateral Agent may, to preserve its interest in the
Property, perform or observe the same, and all payments made (whether such
payments are regular or accelerated payments) and costs and expenses incurred or
paid by Collateral Agent in connection therewith shall become due and payable
immediately. The amounts so incurred or paid by Collateral Agent together with
interest thereon at the rate per annum specified in Section 2.13 of the
Indenture from the date incurred until paid by Grantor, shall be added to the
Obligations and secured by the lien of this Deed of Trust. Collateral Agent is
hereby empowered to enter and authorize others to enter upon the Premises or any
part thereof for the purposes of performing or observing any such defaulted
covenant, condition or term, without thereby becoming liable to Grantor or any
person in possession holding under Grantor.

         1.13 Use of Property. Grantor covenants that the Property will be used
for the purposes set forth in the Mortgaged Lease.

         1.14 Required Notices. Grantor shall notify Collateral Agent promptly
of the occurrence of any of the following: (i) receipt of any material notice
from any governmental authority relating to the Property; (ii) receipt of any
material notice from any tenant leasing all or any portion of the Premises;
(iii) any material change in the occupancy of the Premises; (iv) receipt of any
material notice from the holder of any lien or security interest in the
Property; or (v) commencement of any judicial or administrative proceedings by
or against or otherwise affecting the Property.

         1.15 Covenants Regarding Mortgaged Lease.

         (a) Grantor hereby warrants and represents as follows: (i) the
Mortgaged Lease is in full force and effect, and, except as disclosed in writing
to Collateral Agent, unmodified by any

                                      -11-
<PAGE>

writing or otherwise; (ii) all rent and other charges and impositions reserved
therein have been paid to the extent they are payable to the date hereof; (iii)
Grantor enjoys the quiet and peaceful possession of the Premises demised
thereby; (iv) Grantor is not in default under any of the terms thereof, there
are no circumstances which, with the passage of time or the giving of notice or
both, would constitute an event of default thereunder; and (v) the landlord
under the Mortgaged Lease is not in default under any of the terms or provisions
thereof on the part of the landlord to be observed or performed.

         (b) Further, with respect to the Mortgaged Lease, Grantor covenants and
agrees as follows: (i) to promptly and faithfully observe, perform and comply
with all of the material terms, covenants and provisions thereof on its part to
be observed, performed and complied with, at all times set forth therein; (ii)
not to do, permit, suffer or refrain from doing anything, as a result of which,
there would be a default under or a breach of any of the terms thereof; (iii)
not to cancel, surrender, modify, amend or in any way alter or permit the
alteration of any of the material terms of the Mortgaged Lease; (iv) to give the
Collateral Agent immediate notice of any default by anyone thereunder and to
promptly deliver to the Collateral Agent a copy of each notice of default
received or delivered by Grantor in connection therewith; (v) to furnish to the
Collateral Agent copies of such information and evidence as the Collateral Agent
may reasonably require concerning Grantor's due observance, performance and
compliance with the terms, covenants and provisions thereof; and (vi) that any
default of Grantor under the Mortgaged Lease shall constitute an additional
Event of Default under this Deed of Trust.

         (c) In the event of any default by Grantor in the performance of any of
its obligations under the Mortgaged Lease, including, without limitation, any
default in the payment of rent and other charges and impositions made payable by
the lessee thereunder, then, in each and every case, Collateral Agent may, at
its option and without notice, cause the default or defaults to be remedied and
otherwise exercise any and all of the rights of Grantor therein in the name of
and on behalf of Grantor. Grantor shall, on demand, reimburse Collateral Agent,
as applicable, for all advances made and expenses incurred by Collateral Agent
in curing any such default (including, without limitation, reasonable attorneys'
fees).

         (e) It is hereby agreed that the fee title and the leasehold estate in
the property demised by the Mortgaged Lease shall not merge but shall always be
kept separate and distinct, notwithstanding the union of said estates in Grantor
or a third party whether by purchase or otherwise. If Grantor acquires the fee
title or any other estate, title or interest in the property demised by the
Mortgaged Lease, or any part thereof, the lien of the Mortgage shall attach to,
cover and be a lien upon such acquired estate, title or interest and the same
shall thereupon be and become a part of the Mortgaged Property with the same
force and effect as if specifically encumbered therein. Grantor agrees to
execute all instruments and documents which Collateral Agent may reasonably
require to ratify, confirm and further evidence Collateral Agent's lien on the
acquired estate, title or interest. Furthermore, Grantor hereby appoints
Collateral Agent its true and lawful attorney-in-fact to execute and deliver all
such instruments and documents in the name and on behalf of Grantor.

         (f) If the Mortgaged Lease is cancelled or terminated, and if
Collateral Agent or a nominee of Collateral Agent shall enter into any new lease
of the property demised thereby,

                                      -12-
<PAGE>

Grantor shall have no right, title or interest in or to the new lease or the
leasehold estate created by such new lease.

         (g) Notwithstanding anything to the contrary contained herein, this
Deed of Trust shall not constitute an assignment of the Mortgaged Lease within
the meaning of any provisions thereof prohibiting their assignment, and
Collateral Agent, as applicable, shall have no liability or obligation
thereunder by reason of its acceptance of this Deed of Trust. Collateral Agent,
as applicable, shall be liable for the obligations of the lessee arising under
the Mortgaged Lease for only that period of time which Collateral Agent is in
possession of the Mortgaged Property or has acquired, by foreclosure or
otherwise, and is holding all of Grantor's right, title and interest therein.

         (h) Notwithstanding anything contained herein to the contrary, and in
addition to any rights, privileges and remedies granted to Collateral Agent
elsewhere in this Deed of Trust, Collateral Agent shall have, and Grantor hereby
grants to Collateral Agent, any and all rights, privileges and remedies of
leasehold lenders provided for in the Mortgaged Lease without the necessity of
particularly specifying any or all of such rights, privileges and remedies that
are or could be granted to leasehold Collateral Agents pursuant to the Mortgaged
Lease.

         (i) Notwithstanding anything contained herein to the contrary, to the
extent the any of the covenants and obligations of Grantor hereunder, or any of
the rights granted to Collateral Agent hereunder, conflict with the provisions
of the Mortgaged Lease, the provisions of the Mortgaged Lease shall control, and
Grantor shall not be required to take any action hereunder nor shall Collateral
Agent be entitled to exercise any rights hereunder that are not permitted under
the provisions of the Mortgaged Lease.

         1.16 Future Indebtedness of Grantor. The lien of this Deed of Trust
secures, as of the date hereof, without further act, all Obligations of Borrower
and Grantor to Collateral Agent and the other Holders, including any and all
future loans and advances made by Collateral Agent and the other Holders
pursuant to the Indenture to or for the benefit of Borrower or Grantor from time
to time hereafter.

                                   ARTICLE TWO

                                    DEFAULTS

         2.01 Event of Default. The term "Event of Default", wherever used in
this Deed of Trust, shall mean the occurrence of an "Event of Default" as such
term is defined in Section 6.01 of the Indenture.

                                  ARTICLE THREE

                                    REMEDIES

         3.01 Acceleration of Maturity. If an Event of Default shall have
occurred and be continuing, then all of the Obligations secured hereby shall, at
Collateral Agent's option, immediately become due and payable without notice or
demand, time being of the essence hereof; and no omission on the part of
Collateral Agent to exercise such option when entitled to

                                      -13-
<PAGE>

do so shall be construed as a waiver of such right, provided that upon an Event
of Default under clauses (7) or (8) of the definition of "Event of Default" in
Section 6.01 of the Indenture, all Obligations shall immediately become due and
payable.

         3.02 Collateral Agent's Power of Enforcement. If an Event of Default
shall have occurred and be continuing, Collateral Agent may, either with or
without entry or taking possession as hereinabove provided or otherwise, and
without regard to whether or not the Obligations shall be due and without
prejudice to the right of Collateral Agent or Holders thereafter to bring an
action of foreclosure or any other action for any default existing at the time
such earlier action was commenced, proceed by any appropriate action or
proceeding: (a) to enforce payment of the Obligations or the performance of any
term hereof or any other right; (b) to exercise the power of sale provided
herein, (c) to foreclose this Deed of Trust in the manner provided by law for
the foreclosure of a real property mortgage, and (d) to pursue any other remedy
available to it. Collateral Agent shall take action either by such proceedings
or by the exercise of its power with respect to entry or taking possession, or
both, as Collateral Agent may determine.

         3.03 Collateral Agent's Right to Enter and Take Possession, Operate and
Apply Income.

         (a) If an Event of Default shall have occurred and be continuing, (i)
Grantor upon demand of Collateral Agent shall forthwith surrender to Collateral
Agent the actual possession and if and to the extent permitted by law,
Collateral Agent itself, or by such officers or agents as it may appoint, may
enter upon and take possession of the Property and may exclude Grantor and its
agents and employees wholly therefrom and may have joint access with Grantor to
the books, papers and accounts of Grantor; and (ii) Grantor will pay monthly in
advance to Collateral Agent on Collateral Agent's entry into possession, or to
any receiver appointed to collect the rents, income and other benefits of the
Property, the fair and reasonable rental value for the use and occupation of
such part of the Property as may be in possession of Grantor, and upon default
in any such payment will vacate and surrender possession of such part of the
Property to Collateral Agent or to such receiver and, in default thereof,
Grantor may be evicted by summary proceedings or otherwise.

         (b) If Grantor shall for any reason fail to surrender or deliver the
Property or any part thereof after Collateral Agent's demand, Collateral Agent
may obtain a judgment or decree, on behalf of all of the Holders, conferring on
Collateral Agent the right to immediate possession or requiring Grantor to
deliver immediate possession of all or part of the Property to Collateral Agent,
to the entry of which judgment or decree Grantor hereby specifically consents.
Grantor shall pay to Collateral Agent, upon demand, all reasonable costs and
expenses of obtaining such judgment or decree and compensation to Collateral
Agent and the other Holders, its attorneys and agents, and all such costs,
expenses and compensation shall, until paid, be secured by the lien of this Deed
of Trust.

         (c) Upon every such entering upon or taking of possession of the
Property under this Section 3.03, Collateral Agent may hold, store, use,
operate, manage and control the Property and conduct the business thereof, and,
from time to time:

                                      -14-
<PAGE>

                  (i) Make all necessary and proper maintenance, repairs,
         renewals, replacements, additions, betterments and improvements thereto
         and thereon and purchase or otherwise acquire additional fixtures,
         personalty and other property;

                  (ii) Insure or keep the Property insured;

                  (iii) Manage and operate the Property and exercise all the
         rights and powers of Grantor in its name or otherwise with respect to
         the same;

                  (iv) Enter into agreements with others to exercise the powers
         herein granted Collateral Agent, all as Collateral Agent from time to
         time may determine; and Collateral Agent may collect and receive all
         the rents, income and other benefits thereof, including those past due
         as well as those accruing thereafter; and shall apply the monies so
         received by Collateral Agent in such priority as Collateral Agent may
         determine to (1) the payment of the Obligations; (2) the deposits for
         taxes and assessments and insurance premiums due; (3) the cost of
         insurance, taxes, assessments and proper charges upon the Property or
         any part thereof; (4) the expenses of operating, maintaining, repairing
         and improving the Property, including with limitation renting
         commissions and rental collection commissions paid to Collateral Agent
         or agent on behalf of Collateral Agent and the other Holders or of the
         receiver; and (5) the reasonable compensation, expenses and
         disbursements of the agents, attorneys and other representatives of
         Collateral Agent. All costs, expenses and liabilities of every
         character incurred by Collateral Agent in managing, operating and
         maintaining the Property shall constitute additional Obligations
         secured hereby. While in possession of the Property, Collateral Agent
         or the receiver shall be liable to account only for the rents, issues
         and profits actually received.

Collateral Agent shall surrender possession of the Property to Grantor only when
all Obligations secured hereby and all amounts under any of the terms of this
Deed of Trust shall have been paid and all defaults cured or waived. The same
right of taking possession, however, shall exist if any subsequent Event of
Default shall occur and be continuing.

         3.04 Foreclosure.

         (a) If an Event of Default shall have occurred and be continuing, the
Beneficiary may do any of the following:

                  (i) Give such notice of default and of election to cause the
Property to be sold as may be required by law or as may be necessary to cause
Trustee to exercise the power of sale granted herein. Trustee shall then record
and give such notice of trustee's sale as then required by law and, after the
expiration of such time as may be required by law, may sell the Property at the
time and place specified in the notice of sale, as a whole or in separate
parcels as directed by Collateral Agent, or by Grantor to the extent required by
law, at public auction to the highest bidder for cash in lawful money of the
United States, payable at time of sale, all in accordance with applicable law.
Trustee, from time to time, may postpone or continue the sale of all or any
portion of the Property by public declaration at the time and place last
appointed for the sale. No other notice of the postponed sale shall be required
except as required by applicable law. Upon any sale, Trustee shall deliver its
deed conveying the property sold, without any covenant or

                                      -15-
<PAGE>

warranty, express or implied, to the purchaser or purchasers at the sale. The
recitals in such deed of any matters or facts shall be conclusive as to the
accuracy thereof. Any person, including Grantor, Trustee or Agent, may purchase
at the sale. The Trustee may sell and convey the Property under the power
aforesaid, although the Trustee has been, may now be or may hereafter be
attorney or agent of the Collateral Agent in respect to the loan made by the
Lenders evidenced by the Obligations or this Deed of Trust or in respect to any
matter of business whatsoever.

                  (ii) Commence proceedings for the foreclosure of this Deed of
Trust in the manner provided by law for the foreclosure of a real property
mortgage.

         (b) Subject to applicable law, the following provisions shall apply to
any sale or sales of all or any portion of the Property under or by virtue of
this Section 3.04, whether made under the power of sale herein granted or by
virtue of judicial proceedings or of a judgment or decree of foreclosure and
sale:

                  (iii) Trustee or the Collateral Agent, as applicable, may
         conduct any number of sales from time to time. The power of sale set
         forth in this Section 3.04 shall not be exhausted by any one or more of
         such sales as to any part of the Property which shall not have been
         sold, nor by any sale which is not completed or is defective in the
         opinion of Trustee or the Collateral Agent, until the Obligations paid
         in full and completely discharged.

                  (iv) Any sale may be postponed or adjourned by public
         announcement at the time and place appointed for such sale or for such
         postponed or adjourned sale.

                  (v) After each sale, Trustee or the Collateral Agent as
         applicable, or an officer of any court empowered to do so, shall
         execute and deliver to the purchaser or purchasers at such sale a deed
         or other good and sufficient instrument or instruments granting,
         conveying, assigning and transferring all right, title and interest of
         Grantor in and to the property and rights sold and shall receive the
         proceeds of said sale or sales and apply the same as herein provided.
         Trustee and the Collateral Agent, as applicable, are hereby appointed
         the true and lawful attorney-in-fact of Grantor (the Trustee and the
         Collateral Agent each being hereby appointed to be a separate and
         distinct attorney-in-fact and each such attorney-in-fact may use this
         power separately or in conjunction with the other), each such
         appointment is irrevocable and shall be deemed to be coupled with an
         interest, in Grantor's name and stead, to make all necessary
         conveyances, assignments, transfers and deliveries of the property and
         rights so sold, and for that purpose Trustee or the Collateral Agent
         may execute all necessary instruments of conveyance, assignment,
         transfer and delivery, and may substitute one or more persons with like
         power, Grantor hereby ratifying and confirming all that said attorney
         or said substitute or substitutes shall lawfully do by virtue thereof.
         Nevertheless, Grantor, if requested by Trustee or the Collateral Agent,
         shall ratify and confirm any such sale or sales by executing and
         delivering to Trustee or the Collateral Agent, as applicable, or such
         purchaser or purchasers, all such instruments as may be advisable, in
         Trustee's or the Collateral Agent's judgment, for the purposes
         designated in such request.

                                      -16-
<PAGE>

                  (vi) Any and all statements of fact or other recitals made in
         any of the instruments referred to in this Section 3.04 , given by
         Trustee or the Collateral Agent, as applicable, as to nonpayment or
         nonperformance of the Obligations, or as to the occurrence of any Event
         of Default, or as to the Collateral Agent having declared all or any of
         the Obligations to be due and payable, or as to the request to sell, or
         as to notice of time, place and terms of sale and of the property or
         rights to be sold having been duly given, or as to refusal, failure or
         inability to act of Trustee or the Collateral Agent, or as to the
         appointment of any substitute or successor Trustee, or as to any other
         act or thing having been duly done by the Collateral Agent or by such
         Trustee, shall be taken as prima facie evidence of the truth of the
         facts so stated and recited. Trustee or the Collateral Agent, as
         applicable, may appoint or delegate any one or more persons as agents
         to perform any act or acts necessary or incidental to any sale so held,
         including the posting of notices and the conduct of sale, but in the
         name and on behalf of Trustee or the Collateral Agent, as applicable.

                  (vii) The receipt of Trustee or the Collateral Agent, as
         applicable, for the purchase money paid at any such sale, or the
         receipt of any other person authorized to give same, shall be
         sufficient discharge therefor to any purchaser of any property or
         rights sold as aforesaid, and no such purchaser, or its
         representatives, grantees or assigns, after paying such purchase price
         and receiving such receipt, shall be bound to see to the application of
         such purchase price or any part thereof upon or for any trust or
         purpose of this Deed of Trust or, in any manner whatsoever, be
         answerable for any loss, misapplication or nonapplication of any such
         purchase money, or part thereof, or be bound to inquire as to the
         authorization, necessity, expediency or regularity of any such sale.

                  (viii) Any such sale or sales shall operate to divest all of
         the estate, right, title, interest, claim and demand whatsoever,
         whether at law or in equity, of Grantor in and to the properties and
         rights so sold and shall be a perpetual bar both at law and in equity
         against Grantor and any and all persons claiming or who claim the same,
         or any part thereof, by, through or under Grantor to the fullest extent
         permitted by applicable law.

                  (ix) Upon any such sale or sales, the Collateral Agent or any
         holder of the Obligations may bid for and acquire the Property and, in
         lieu of paying cash therefor, may make settlement for the purchase
         price by crediting against the Obligations the amount of the bid made
         therefor, after deducting therefrom the expenses of the sale, the cost
         of any enforcement proceeding hereunder and any other sums which
         Trustee or the Collateral Agent are authorized to deduct under the
         terms hereof, to the extent necessary to satisfy such bid.

                  (x) In the event that Grantor, or any person claiming by,
         through or under Grantor, shall transfer or refuse or fail to surrender
         possession of the Property after any sale thereof, then Grantor or such
         person shall be deemed a tenant at sufferance of the purchaser at such
         sale, subject to eviction by means of forcible entry and detainer
         proceedings, or subject to any other right or remedy available
         hereunder or under applicable law.

                                      -17-
<PAGE>

                  (xi) Upon any such sale, it shall not be necessary for
         Trustee, the Collateral Agent or any public officer acting under
         execution or order of court to have actual or constructive possession
         of any or all of the Property. Any such sale or sales held by the
         Trustee may be held by an agent appointed by the Trustee, which
         appointment shall be effective without any formality and which
         appointment need not be recorded.

                  (xii) Trustee or the Collateral Agent, as applicable, may, at
         any time before the sale of the Property, abandon the sale, and may
         institute suit for the collection of the Obligations and for the
         foreclosure of this Deed of Trust, or in the event that Trustee or the
         Collateral Agent, as applicable, should institute a suit for collection
         of the Obligations, for specific performance of any of the Obligations
         or for the foreclosure of this Deed of Trust, the Collateral Agent may
         at any time before the entry of final judgment in said suit dismiss the
         same and sell, or require Trustee to sell, the Property in accordance
         with the provisions of this Deed of Trust.

                  (xiii) Any foreclosure proceeding or proceedings, judicial or
         otherwise, may be for the complete foreclosure of this Deed of Trust or
         for the partial foreclosure of this Deed of Trust for the portion of
         the Obligations then due and payable, subject to the continuing lien of
         this Deed of Trust continuing unimpaired and without loss of priority
         so as to secure the balance of the Obligations not then due and
         payable.

                  (xiv) Any sale may include elements of real and/or personal
         property and, to the extent permitted by applicable law, Grantor may
         elect to deem all of the Property to be real property for purposes of
         such sale.

         (c) The purchase money proceeds or avails of any sale referred to in
this Section 3.04, together with any other sums belonging to Grantor which may
be held by Trustee or the Collateral Agent hereunder, whether under the
provisions of this Deed of Trust or otherwise, shall, except as expressly
provided to the contrary in this Deed of Trust or in the Credit Agreement, and
except as otherwise required by applicable law, be applied as follows: First: To
the payment of the costs and expenses of any such sale and of any judicial
proceeding wherein the same may be made, including compensation to Trustee and
the Collateral Agent and their respective agents and attorneys, and to the
payment of all expenses, liabilities and advances made or incurred by Trustee or
the Collateral Agent hereunder, together with interest thereon as provided
herein, and all taxes, assessments and other charges (except any taxes,
assessments or other charges subject to which the Property shall have been
credited); Second: To the payment in full of the Obligations, including
principal, interest, premium and fees in such order as the Collateral Agent may
elect; Third: If and to the extent permitted by applicable law, to the creation
of a reserve, to be set aside by Trustee or the Collateral Agent, as applicable,
as adequate security in the Collateral Agent's judgment for the payment of sums
which would have been paid by application under clauses First and Second above
to Trustee or the Collateral Agent, arising out of an obligation or liability
with respect to which Grantor has guaranteed or indemnified it, but which sums
are not yet due and payable or liquidated; and Last: the surplus, if any, shall
be paid to whosoever may be lawfully entitled to receive the same.

         3.05 Leases. This Deed of Trust may be foreclosed subject to the rights
of any tenants of the Property, and the failure to make any such tenants parties
defendant to any such

                                      -18-
<PAGE>

foreclosure proceedings and to foreclose their rights will not be, nor be
asserted by Grantor to be, a defense to any proceedings instituted by Collateral
Agent to collect the sums secured hereby or to collect any deficiency remaining
unpaid after the foreclosure sale of the Property.

         3.06 Waiver of Appraisement, Valuation, Stay, Extension and Redemption
Laws. Grantor agrees to the full extent permitted by law that in case of a
default in its part hereunder, neither Grantor nor anyone claiming through or
under Grantor shall or will set up, claim or seek to take advantage of any
appraisement, valuation, extension or redemption laws now or hereafter in force,
in order to prevent or hinder the enforcement or foreclosure of this Deed of
Trust or the absolute sale of the Property or the final and absolute putting
into possession thereof, immediately after such sale, of the purchasers thereat,
and Grantor, for itself and all who may at any time claim through or under
Grantor, hereby waives, to the full extent that Grantor may lawfully so do, the
benefit of all such laws, and any and all right to have the assets comprising
the Property marshaled upon any foreclosure of the lien hereof and agrees that
Trustee or any court having jurisdiction to foreclose such lien may sell the
Property in part or as an entirety.

         3.07 Receiver. If an Event of Default shall have occurred and be
continuing, Collateral Agent, to the extent permitted by law and without regard
to the value or adequacy of the security for the Obligations secured hereby,
shall be entitled as a matter of right if it so elects to the appointment of a
receiver to enter upon and take possession of the Property and to collect all
rents, income and other benefits thereof and apply the same as the court may
direct, and any such receiver shall be entitled to hold, store, use, operate,
manage and control the Property and conduct the business thereof as would
Collateral Agent pursuant to Section 3.03(c) above. The expenses, including
receiver's fees, reasonable attorney's fees, costs and agent's compensation,
incurred pursuant to the powers herein contained shall be secured by this Deed
of Trust. The right to enter and take possession of and to manage and operate
the Property and to collect all rents, income and other benefits thereof,
whether by a receiver or otherwise, shall be cumulative to any other right or
remedy hereunder or afforded by law and may be exercised concurrently therewith
or independently thereof. Collateral Agent shall be liable to account only for
such rents, income and other benefits actually received by Collateral Agent,
whether received pursuant to this paragraph or Section 3.03. Notwithstanding the
appointment of any receiver or other custodian, Collateral Agent shall be
entitled as pledgee to the possession and control of any cash, deposit, or
instruments at the time held by, or payable or deliverable under the terms of
this Deed of Trust to, Collateral Agent.

         3.08 Suits to Protect the Property. Collateral Agent shall have the
power and authority to institute and maintain any suits and proceedings as
Collateral Agent may deem advisable (a) to prevent any impairment of the
Property by any acts which may be unlawful or any violation of this Deed of
Trust, (b) to preserve or protect its interest in the Property, and (c) to
restrain the enforcement of or compliance with any legislation or other
government enactment, rule or order that may be unconstitutional or otherwise
invalid, if the enforcement or compliance with such enactment, rule or order
might impair the security hereunder or be prejudicial to Collateral Agent's or
Holders' interest.

         3.09 Proofs of Claim. In the case of any receivership, insolvency,
bankruptcy, reorganization, arrangement, adjustment, composition or other
judicial proceedings affecting Grantor or any guarantor, co-maker or endorser of
any Grantor's obligations, its creditors or its 3.6

                                      -19-
<PAGE>

property, Collateral Agent, to the extent permitted by law, shall be entitled to
file such proofs of claim and other documents as may be necessary or advisable
in order to have its claims allowed in such proceedings for the entire amount
due and payable by Borrower or Grantor under this Deed of Trust, the Indenture,
the Indenture Documents and any other instrument securing the Obligations, at
the date of the institution of such proceedings, and for any additional amounts
which may become due and payable by Borrower or Grantor after such date.

         3.10 Application of Monies by Collateral Agent.

         (a) Upon the occurrence and during the continuance of an Event of
Default, Collateral Agent shall be entitled to sue for and to recover judgment
against Borrower and/or Grantor for the whole amount of the Obligations due and
unpaid together with costs and expenses, including without limitation, the
reasonable compensation, expenses and disbursements of Collateral Agent's and
Holders' agents, attorneys and other representatives, either before, after or
during the pendency of any proceedings for the enforcement of this Deed of
Trust, and the right of Collateral Agent to recover such judgment shall not be
affected by any taking possession or foreclosure sale hereunder, or by the
exercise of any other right, power or remedy for the enforcement of the terms of
this Deed of Trust, or the foreclosure of the lien hereof.

         (b) In case of a foreclosure sale of all or any part of the Property
and the application of the proceeds of sale to the payment of the Obligations
secured hereby, Collateral Agent shall be entitled to enforce payment of all
Obligations then remaining due and unpaid and to recover judgment against
Borrower and/or Grantor for any portion thereof remaining unpaid, with interest.

         (c) Grantor hereby agrees, to the extent permitted by law, that no
recovery of any such judgment by Collateral Agent and no attachment or levy of
any execution upon any of the Property or any other property shall in any way
affect the lien of this Deed of Trust upon the Property or any part thereof or
any lien, rights, powers or remedies of Holders hereunder, but such lien,
rights, powers and remedies shall continue unimpaired as before.

         (d) Any monies collected or received by Collateral Agent under this
Section 3.10 shall be applied to the payment of reasonable compensation,
expenses and disbursements of the agents, attorneys, and other representatives
of Collateral Agent, and the balance remaining shall be applied to the payment
of the Obligations secured hereby.

         (e) The provisions of this paragraph shall not be deemed to limit or
otherwise modify the provisions of any guaranty of the Obligations of Guarantor
to Collateral Agent.

         3.11 Delay or Omission: No Waiver. No delay or omission of Collateral
Agent to exercise any right, power or remedy accruing upon any Event of Default
shall exhaust or impair any such right, power or remedy or shall be construed to
waive any such Event of Default or to constitute acquiescence therein. Every
right, power and remedy given to Collateral Agent may be exercised from time to
time and as often as may be deemed expedient by Collateral Agent.

         3.12 No Waiver of One Default to Affect Another. No waiver of any Event
of Default hereunder shall extend to or affect any subsequent or any other Event
of Default then existing, or

                                      -20-
<PAGE>

impair any rights, powers or remedies consequent thereon. If Collateral Agent
(a) grants forbearance or an extension of time for the payment of any
Obligations secured hereby; (b) takes other or additional security for the
payment thereof; (c) waives or does not exercise any right granted in the
Indenture; (d) releases any part of the Property from the lien of this Deed of
Trust; (e) consents to the filing of any map, plat or replat of the Land; (f)
consents to the granting of any easement on the Land; or (g) makes or consents
to any agreement changing the terms of this Deed of Trust or subordinating the
lien or any charge hereof, no such act or omission shall release, discharge,
modify, change or affect the Obligations of Grantor. No such act or omission
shall preclude Collateral Agent or Holders from exercising any right, power or
privilege herein granted or intended to be granted in case of any Event of
Default then existing or of any subsequent Event of Default nor shall the lien
of this Deed of Trust be affected thereby.

         3.13 Discontinuance of Proceedings; Position of Parties Restored. If
Trustee or Collateral Agent or Holders shall have proceeded to enforce any right
or remedy under this Deed of Trust by foreclosure, entry or otherwise and such
proceedings shall have been discontinued or abandoned for any reason, or such
proceedings shall have resulted in a final determination adverse to Collateral
Agent or Holders, then and in every such case Grantor and Collateral Agent shall
be restored to their former positions and rights hereunder, and all rights,
powers and remedies of Collateral Agent shall continue as if no such proceedings
had occurred or had been taken.

         3.14 Remedies Cumulative. No right, power or remedy conferred upon or
reserved to Collateral Agent by this Deed of Trust or the Notes is exclusive of
any other right, power or remedy, but each and every such right, power and
remedy shall be cumulative and concurrent and shall be in addition to any other
right, power and remedy given under the Notes, or now or hereafter existing at
law, in equity or by statute.

                                  ARTICLE FOUR

                 TRANSFER OR FURTHER ENCUMBRANCE OF THE PROPERTY

         4.01 Transfer of Further Encumbrance of the Property. In the event of
any sale, conveyance, transfer, lease, pledge or further encumbrance of the
Property or any interest in or any part of the Property, or any further
assignment of rents from the Property without the prior written consent of
Collateral Agent then, at Collateral Agent's option, Collateral Agent may
declare all Obligations of Grantor to be due and payable immediately without
demand or notice. Collateral Agent's consent shall be within its sole and
absolute discretion.

                                  ARTICLE FIVE

                            MISCELLANEOUS PROVISIONS

         5.01 Successors and Assigns Included in Parties. Whenever one of the
parties hereto is named or referred to herein, the heirs, personal
representatives, successors and assigns of such party shall be included and all
covenants and agreements contained in this Deed of Trust, by or on behalf of
Grantor or Collateral Agent shall bind and inure to the benefit of their
respective successors and assigns, whether so expressed or not.

                                      -21-
<PAGE>

         5.02 Addresses for Notices, Etc.

         (a) Except as may be otherwise provided herein, any notice, report,
demand or other instrument authorized or required to be given or furnished under
this Deed of Trust to Grantor or Collateral Agent shall be in writing, shall be
sent by personal delivery or sent by registered or certified mail (postage
prepaid, return receipt requested), overnight courier, at the address set forth
below:

         If to Collateral Agent at:      U.S. Bank Trust National Association
                                         Attn: Barbara A. Nastro, Vice President
                                         100 Wall Street, Suite 1600
                                         New York, NY 10050
                                         Facsimile No.: (212) 509-3384

         With a copy to:                 Dorsey & Whitney LLP
                                         Attn: Robert Rywkin, Esq.
                                         250 Park Avenue
                                         New York, NY 10177
                                         Facsimile No.: (215)953-7201

         If to Guarantor, at:            Golfsmith International, Inc.
                                         11000 North IH-35
                                         Austin, Texas 78753
                                         Attn: Estrellita J. Doolin
                                         Facsimile No.: (512) 837-1019]

         With a copy to:                 King & Spalding LLP
                                         Attn: Peter Storey, Esq.
                                         1185 Avenue of the Americas
                                         New York, NY 10036-4003
                                         Facsimile No.: (212)556-2222

         (b) Either party may change the address to which any such notice,
report, demand or other instrument is to be delivered or mailed, by furnishing
written notice of such change to the other party, but no such notice of change
shall be effective unless and until received by such other party. All notices,
reports, demands or other instruments authorized or required to be sent in
accordance with this Section 5.02, shall be deemed received on the earlier of
the date of actual receipt or 3 Business Days (as defined in the Indenture)
after the deposit thereof in the mail.

         5.03 Headings. The headings of the articles, sections, paragraphs and
subdivisions of this Deed of Trust are for convenience of reference only, are
not to be considered a part hereof, and shall not limit or expand or otherwise
affect any of the terms hereof.

         5.04 Invalid Provisions to Affect No Others. In the event that any of
the covenants, agreements, terms or provisions contained in the Notes shall be
deemed invalid, illegal or unenforceable in any respect, the validity of the
remaining covenants, agreements, terms or provisions contained in the Notes
shall be in no way affected, prejudiced or disturbed thereby; and if any
application of any term, restriction or covenant to any person or circumstances
is

                                      -22-
<PAGE>

deemed illegal or unenforceable, the application of such term, restriction or
covenant to other persons and circumstances shall remain unaffected to the
extent permitted by law.

         5.05 Changes, Etc. Neither this Deed of Trust nor any term hereof may
be changed, waived, discharged or terminated orally, or by any action or
inaction, but only by an instrument in writing signed by Collateral Agent or
Grantor, as the case may be, against which enforcement of the change, waiver,
discharge or termination is sought. The modification hereof or of any of the
Notes or the release of any part of the Property from the lien hereof shall not
impair the priority of the lien of this Deed of Trust.

         5.06 Governing Law. THIS DEED OF TRUST SHALL BE GOVERNED, CONSTRUED,
APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE STATE OF ARIZONA.

         5.07 Substitution of Trustee. If Collateral Agent shall for any reason
desire to remove the Trustee or any of his successors as Trustee hereunder, and
to appoint a new Trustee in his place or stead, Collateral Agent shall have and
is hereby granted full power and authority to remove the Trustee and to appoint
his successor by instrument in writing, duly acknowledged or proved so as to
entitle the same to be recorded and such new Trustee shall thereupon become
successor to the title to the Property and the same shall become vested in him
in trust for the purposes and objects of these presents, with all the power,
duties, and obligations herein conferred on the Trustee, in the same manner and
to the same effect as though he or it were named herein as Trustee.

                                      -23-
<PAGE>

         IN WITNESS WHEREOF, Grantor has caused this Deed of Trust to be duly
executed under seal by its duly authorized officers on the day and year first
above written.

                                         GOLFSMITH USA, LLC, a Delaware limited
                                         liability company

                                         By: Golfsmith Holdings, L.P., its
                                             sole member

                                             By: Golfsmith GP Holdings, Inc.,
                                                 its general partner

                                                 By: /s/ James Grover
                                                 ----------------------------
                                                 Name: James Grover
                                                 Title: Secretary

STATE OF NEW YORK      Section
                       Section
COUNTY OF NEW YORK     Section

This instrument was acknowledged before me on the 1st day of December, 2003 by
James Grover, Secretary of Golfsmith GP Holdings, Inc., the general partner of
Golfsmith Holdings, L.P., which is the sole member of Golfsmith USA, LLC, a
Delaware limited liability company

/s/ Barrett D. Massey
--------------------------------
Notary Public, State of New York

                                         My Commission Expires: September 3,2006

/s/ Barrett D. Massey
--------------------------------
(Printed or Typed Name of Notary

         BARRETT D. MASSEY
  Notary Public, State of New York
          No. 01MA6079999
   Qualified in New York County
Commission Expires September 3, 2006

                                      -24-
<PAGE>

                                    EXHIBIT A
                                       TO
                                  DEED OF TRUST

                                Legal Description

                                   [Attached]

<PAGE>

LEGAL DESCRIPTION - [ILLEGIBLE] VILLAGE PHASE I

THOSE PORTIONS OF PARCEL 4, AND NORTHSIGHT BOOLEVARD, AND NORTHSIGHT II,
ACCORDING TO BOOK 315 OF MAPS, PAGE 125, AFFIDAVIT OF CORRECTION RECORDED IN
DOCUMENT 88-312897, RECORDS OF MARICOPA COUNTY, ARIZONA, BEING A PORTION OF THE
SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 3 NORTH, RANGE 4 EAST OF THE GILA AND
SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:

COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 1, THENCE N.00 degrees
08'16"E. ALONG THE EAST LINE OF SAID SOUTHEAST QUARTER A DISTANCE OF  112.70
FEET; THENCE N.89 degrees 51'44"W. A DISTANCE OF 60.00 FEET TO A POINT ON THE
WEST LINE OF THE EAST 60.00 FEET OF SAID SOUTHEAST QUARTER AND THE TRUE POINT OF
BEGINNING. THENCE CONTINUING N.89 degrees 51'44"W. A DISTANCE OF 230.00 FEET;
THENCE S.79 degrees 08'16"W. A DISTANCE OF 460.00 FEET; THENCE S.89 degrees
01'51"W. A DISTANCE OF 427.30 FEET TO A POINT OF CURVATURE CONCAVE WESTERLY
WHOSE RADIUS BEARS S.86 degrees 46'02"W. A DISTANCE OF 1155.00 FEET, SAID POINT
ALSO BEING ON THE EASTERLY RIGHT-OF-WAY LINE OF NORTHSIGHT BOOLEVARD; THENCE
NORTH AND WESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 30
degrees 37'49" A DISTANCE OF 617. 46 FEET TO A POINT OF REVERSE CURVATURE
CONCAVE EASTERLY WHOSE RADIUS BEARS N.56 degrees 08'14"E. A DISTANCE OF 20.00
FEET; THENCE NORTH AND EASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL
ANGLE OF 86 degrees 48'35" A DISTANCE OF 30.00 FEET TO A POINT OF REVERSE
CURVATURE CONCAVE NORTHESTERLY WHOSE RADIUS BEARS N.37 degrees 03'11"W. A
DISTANCE OF 1855.00 FEET, SAID POINT OF CURVATURE ALSO BEING A POINT ON THE
SOUTH RIGHT-OF-WAY LINE OF HAYDEN ROAD; THENCE NORTH AND EASTERLY ALONG THE ARC
OF SAID CURVE THROUGH A CENTRAL ANGLE OF 18 degrees 20'54" A DISTANCE OF 594.05
FEET; THENCE S.55 degrees 24'06"E. A DISTANCE OF 40.00 FEET; THENCE S.67 degrees
01'33"E. A DISTANCE OF 449.72 FEET; THENCE S.89 degrees 51'44"E. A DISTANCE OF
444.12 FEET TO A POINT ON A LINE 60.00 FEET WEST OF THE EAST LINE OF THE
SOUTHEAST QUARTER OF SECTION 1; THENCE S.00 degrees 08'16"W. ALONG SAID LINE A
DISTANCE OF 740.00 FEET TO THE TRUE POINT OF BEGINNING.

D.N.A. INC.
PROJECT NO. 94-427
MAY 3, 1995

<PAGE>

         DISCLOSURE PURSUANT TO ARIZONA REVISED STATUTES SECTION 33-404

         The following information is provided pursuant to Section 33-404 of the
Arizona Revised Statutes:

         The beneficiary under this Deed of Trust is acting pursuant to the
authority granted to it under the Indenture, dated as of October 15, 2002, by
and among Golfsmith International, Inc., a Delaware corporation, U.S. Bank Trust
National Association, as Trustee and the Guarantors, as defined therein, for the
benefit of the following, as the Holders:

Names and Addresses of the Holders:

Cede & Co., as nominee for the Depository Trust Company
c/o U.S Bank Trust National Association, as custodian for the Depository Trust
Company
100 Wall Street
Suite 1600
New York, New York 10005
Attn: Corporate Trust Services<PAGE>

                                                                    EXHIBIT 4.15

This instrument prepared by:

Timothy N. Tucker, Esq.
King & Spalding LLP
191 Peachtree Street
Atlanta, Georgia 30303

                             LEASEHOLD DEED OF TRUST

                            (FRISCO, TEXAS LOCATION)

         LEASEHOLD DEED OF TRUST ("Deed of Trust"), dated as of November 28,
2003, by GOLFSMITH INTERNATIONAL, L.P., a Delaware limited partnership (being
hereinafter called "Grantor") to M. MARVIN KATZ, as Trustee (the "Trustee") for
the benefit of U.S. BANK TRUST NATIONAL ASSOCIATION, as Collateral Agent (the
"Collateral Agent") under the Indenture, dated as of October 15, 2002, by and
among GolfSmith International, Inc., U.S. Bank Trust National Association, as
Trustee and the Guarantors, as defined therein (as amended, restated or
otherwise modified from time to time, the "Indenture"), as collateral agent for
the Holders, as defined in the Indenture;

         That for and in consideration of the sum of Ten Dollars ($10.00) and
other valuable consideration, the receipt and sufficiency whereof are hereby
acknowledged, and in order to secure the indebtedness and other obligations of
Grantor, hereinafter set forth, Grantor does hereby GRANT, BARGAIN, SELL and
CONVEY unto Trustee and [his] heirs, successors and assigns, in trust, with
power of sale, for the benefit of the Collateral Trustee, and its successors and
assigns, the following:

         (A) Grantor's leasehold interest and estate created by and arising
pursuant to that certain Lease, dated September 18, 2003, between Shafer Plaza
XXII, Ltd., as landlord, and Grantor, as tenant (the "Mortgaged Lease") and
which demises to Grantor certain premises more particularly described therein
(the "Premises") and located on that certain tract or parcel of land more
particularly described in Exhibit "A" attached hereto and incorporated herein by
reference (the "Land"); TOGETHER WITH all of Grantor's right, title and interest
in and to the Mortgaged Lease, and all modifications, extensions and renewals
and assignments of the Mortgaged Lease and in and to all rights to renew or
extend the term of the Mortgaged Lease, or to purchase the Premises leased
pursuant to the Mortgaged Lease, and all credits, deposits, options, privileges
and rights of Grantor, as tenant, under the Mortgaged Lease;

         (B) TOGETHER WITH all of Grantor's right, title and interest, to the
extent granted to Grantor under the Mortgaged Lease, in and to (1) the
buildings, structures and improvements of every nature whatsoever now or
hereafter situated on the Land and constituting a part of the Premises, and (2)
the fixtures, machinery, appliances, equipment, furniture and personal property
of every nature whatsoever now or hereafter owned by Grantor and located in or
on, attached to, and used or intended to be used in connection with or with the
operation of, the Premises, or in

<PAGE>

connection with any construction being conducted or which may be conducted
thereon, and all extensions, additions, improvements, betterments, renewals,
substitutions and replacements to all of the foregoing, and all of the right,
title and interest of Grantor to the extent provided under the Mortgaged Lease
in and to any such personal property and fixtures (hereinafter called the
"Improvements").

         (C) TOGETHER WITH all of Grantor's right, title and interest, to the
extent granted to Grantor under the Mortgaged Lease, in and to all easements,
rights-of-way, gores of land, streets, ways, alleys, passages, sewer rights,
water courses, water rights and powers, other real property and interests
therein, and all appurtenances whatsoever, in any way belonging, relating or
appertaining to any of the property described in paragraphs (A) and (B) hereof,
or which hereafter shall in any way belong, relate or be appurtenant thereto.

         (D) TOGETHER WITH all of Grantor's right, title and interest, to the
extent granted to Grantor under the Mortgaged Lease, in and to (i) all of the
estate, right, title and interest of Grantor of, in and to all judgments,
insurance proceeds, awards of damages and settlements hereafter made or
resulting from condemnation proceedings or the taking of the Premises or any
part thereof under the power of eminent domain, or for any damage (whether
caused by such taking or otherwise) to the Premises any part thereof, or to any
rights appurtenant thereto, and all proceeds of any sale or other disposition of
the Premises or any part thereof; and Collateral Agent is, subject to the
provisions of this Deed of Trust and the Mortgaged Lease, hereby authorized to
collect and receive said awards and proceeds and to give proper receipts and
acquittances therefor, and (if it so elects) to apply the same toward the
payment of indebtedness and other sums secured hereby, notwithstanding the fact
that the amount owing thereon may not then be due and payable; and (ii) all
contract rights, general intangibles, actions and rights in action, including
without limitation all rights to insurance proceeds and unearned premiums
arising from or relating to the Premises; and (iii) all proceeds, products,
replacements, additions, substitutions, renewals and accessions of and to the
Premises.

         (E) TOGETHER WITH all rents, income and other benefits to which Grantor
may now or hereafter be entitled to receive from the Premises to be applied
against the indebtedness and other sums secured hereby; provided, however, that
permission is hereby given to Grantor, so long as no Event of Default (as
defined in Section 2.01) has occurred hereunder and is continuing, to collect
and use such rents, income and other benefits as they become due and payable,
but not more than one (1) month in advance thereof. Upon the occurrence of any
such Event of Default, the permission hereby given to Grantor to collect such
rents, income and other benefits from the Premises shall terminate and such
permission shall be reinstated upon a cure of such Event of Default.

         The foregoing provisions hereof shall constitute an absolute and
present assignment of the rents, income and other benefits from the Premises,
subject, however, to the conditional permission given to Grantor to collect and
use such rents, income and other benefits as hereinabove provided; and the
existence or exercise of such right of Grantor shall not operate to subordinate
this assignment to any subsequent assignment, in whole or in part, by Grantor,
and any such subsequent assignment by Grantor shall be subject to the rights of
the Trustee and Holders hereunder.

                                      -2-
<PAGE>

         (F) TOGETHER WITH all right, title and interest of Grantor in and to
any and all subleases now or hereafter on or affecting the Premises, and all
books and records which contain payments made under the subleases and all
security therefor.

         (G) TOGETHER WITH (i) the Grantor's rights further to encumber the
Premises; and (ii) all of the Grantor's rights to enter into any sublease or
sublease agreement.

         All of the property described in paragraphs (A), (B), (C), (D), (E),
(F) and (G) above, and each item of property therein described, is hereinafter
referred to collectively as the "Property."

         TO HAVE AND TO HOLD the Property and all parts thereof unto the
Trustee, [his] heirs, successors and assigns, for the benefit of the Collateral
Agent, its successors and assigns, forever upon the trust, terms and conditions
contained herein.

         Grantor is a subsidiary of Golfsmith International, Inc. (the
"Borrower") and hereby acknowledges that it will derive substantial economic
benefit from the proceeds of Borrower's issuance of its "Notes" (as defined
below) in the aggregate principal amount of $93,750,000.00 and, as a result,
Grantor has agreed to guarantee Borrower's payment and performance of its
indebtedness, obligations and liabilities under the Notes, the Indenture and the
Indenture Documents.

         The Guarantees have been executed and delivered by Guarantors with
respect to Borrower's liability with respect to the Notes, the Indenture and the
Indenture Documents, and Grantor hereby acknowledges that it will derive a
substantial economic benefit from the execution and delivery of the Guarantees
by Guarantors due to the fact that each Guarantor is also a subsidiary of
Borrower and Borrower and Grantor will benefit from the Guarantees. As a result,
Grantor has agreed to grant this Mortgage to secure the payment and performance
by Grantor under its guaranty (and constituting one of the Guarantees) dated
October 15, 2002 (the "Golfsmith NU, LLC Guaranty") and the Obligations of the
other Guarantors under the Guarantees.

         This Deed of Trust is executed and delivered by Grantor to secure the
following described obligations, liabilities and indebtedness to Collateral
Agent and Holders (hereinafter collectively referred as the "Obligations"):

         (a) All loans, advances, indebtedness, obligations and liabilities now
or from time to time hereafter owing by Grantor, including the "Obligations" as
defined in the Indenture, to Collateral Agent, Holders, and any other Person
under the Indenture, or under any agreement, instrument or document executed or
delivered to Collateral Agent or Holders in respect of the Indenture (all such
agreements, instruments or documents, collectively, the "Indenture Documents")
or the transactions contemplated thereby, pursuant to which Holders have duly
authorized the creation of an issue of 8.375% Senior Notes due 2009 (the
"Initial Notes"), and Series B 8.375% Exchange Notes due 2009 (the "Exchange
Notes," and together with the Initial Notes and any Additional Notes, as defined
in the Indenture, collectively, the "Notes") as described in the Indenture.

                                      -3-
<PAGE>

         (b) All indebtedness, obligations and liabilities of the Guarantors
arising under the Guarantees (as defined in the Indenture), including the
indebtedness, obligations and liabilities of Grantor under the Golfsmith NU, LLC
Guaranty;

         (c) All indebtedness, obligations and liabilities of Grantor arising
under this Deed of Trust;

         (d) All advances made by Collateral Agent and the other Holders to
protect or preserve the Property or the lien hereof on the Property, or for
taxes, assessments, insurance premiums, or other advances authorized under the
terms of this Deed of Trust (whether or not Grantor remains the owner of the
Property at the time of such advance);

         (e) Any and all renewals, extensions, modifications, substitutions,
replacements or consolidations of the indebtedness, liabilities and obligations
described in paragraphs (a), (b), (c) or (d) above, and

         (f) All other obligations, liabilities and indebtedness of every kind
and character now or hereafter owing by Borrower, Grantor or any Guarantor to
Collateral Agent and/or Holders, however created, incurred or evidenced, direct
or indirect, absolute or contingent, and whether owing under the Indenture,
Indenture Documents, this Deed of Trust or the Notes, including without
limitation, all "Obligations" (as defined in the Indenture) of the Grantor and
Guarantors to Collateral Agent and Holders.

         PROVIDED, HOWEVER, that if Borrower, Grantor and Guarantors shall
promptly pay or cause to be paid the Obligations secured hereby in accordance
with the terms thereof when the same shall become due and payable and shall
keep, perform and observe all the terms, conditions and requirements of the
Notes, the Indenture, the Indenture Documents and of this Deed of Trust, then,
upon complete payment and satisfaction thereof, this Deed of Trust shall be null
and void and of no further force and effect and shall be released by Collateral
Agent and Trustee upon the written request and at the expense of Grantor.

                                   ARTICLE ONE

                              COVENANTS OF GRANTOR

         Grantor covenants and agrees with the Trustee, Collateral Agent and
Holders, or any successor in title as holder of the Obligations secured hereby,
as follows:

         1.01 General Representations, Covenants and Warranties. Grantor
represents, warrants and covenants that (a) Grantor is seized of a good and
valid leasehold estate in and to the Premises, and has good right, full power
and lawful authority to encumber the same as provided herein and Collateral
Agent may, subject to the provisions of the Mortgaged Lease, at all times
peaceably and quietly enter upon, hold, occupy and enjoy the Premises in
accordance with the terms hereof; (b) the Property is free and clear of all
liens, security interests, charges and encumbrances whatsoever except to the
extent permitted by clauses (1), (2), (3), (4), (5), (8), (15) and (16) of the
definition of Permitted Liens, as defined in the Indenture, and except for any
liens, security interests, charges and encumbrances created or arising by,
through or under the landlord under the Mortgaged Lease or its
predecessors-in-title; (c) Grantor will maintain and

                                      -4-
<PAGE>

preserve the lien of this Deed of Trust until the Obligations secured hereby
have been paid in full; (d) the Premises has frontage on, and direct access of
ingress, egress, and regress to, public rights of way; and (e) electric, gas,
sewer, water facilities and any other necessary utilities are, and at all times
hereafter shall be, available in sufficient capacity to service the Premises
satisfactorily for its current use, and any easements necessary to the
furnishing of such utility service to Grantor have been obtained.

         1.02 Compliance with Laws. To the extent Grantor is required to so
comply under the Mortgaged Lease, Grantor covenants and warrants that the
Premises presently complies in all material respects with and will continue to
comply in all material respects with all applicable restrictive covenants,
applicable zoning and subdivision ordinances and building codes, all applicable
health and environmental laws and regulations and other applicable laws, rules
and regulations which affect the Premises and the operations of Grantor on the
Premises. If Grantor receives notice from any federal, state or other
governmental body that it is not in compliance with any such covenant,
ordinance, code, law or regulation, Grantor will provide Collateral Agent with a
copy of such notice and comply or cause the landlord under the Mortgaged Lease
to comply with the provisions of such notice promptly if failure to comply could
reasonably be expected to result in a material adverse effect on the Premises or
the use, operation or value thereof, or on the Grantor.

         1.03 Taxes and Other Charges.

         (a) Taxes and Assessments. To the extent required under Section 4.04 of
the Indenture or under the Mortgaged Lease, Grantor shall pay promptly when due
all taxes, assessments, rates, dues, charges, fees, levies, fines, impositions,
liabilities, obligations and encumbrances of every kind whatsoever now or
hereafter imposed, levied or assessed upon or against the Premises or any part
thereof, or upon or against this Deed of Trust or the Obligations secured
hereby, or upon or against the security interest of Collateral Agent in the
Premises, as well as all income taxes, assessments and other governmental
charges levied and imposed by the United States of America or any state, county,
municipality or other taxing authority upon or against Grantor or in respect of
the Premises or any part thereof.

         (b) Mechanic's and Other Liens. Except to the extent permitted by
clause (2) of the definition of Permitted Liens, as defined in the Indenture,
Grantor shall not permit or suffer any mechanic's, laborer's, materialman's,
statutory or other lien (other than any lien for taxes not yet due) to be
created upon or filed against the Property.

         (c) Taxes Affecting Holders' Interest. Grantor will promptly pay all
income, franchise and other taxes owing by Grantor and any stamp, documentary,
recordation and transfer taxes or other taxes (unless such payment by Grantor is
prohibited by law) which may be required to be paid with respect to this Deed of
Trust or any instrument evidencing or securing any of the Obligations. In the
event of the enactment after this date of any law of any governmental entity
applicable to Collateral Agent, the Obligations, the Property or this Deed of
Trust imposing upon Collateral Agent the payment of the whole or any part of the
taxes or assessments or charges or liens herein required to be paid by Grantor,
or changing in any way the

                                      -5-
<PAGE>

laws relating to the taxation of deeds of trust or mortgages or security
agreements or debts secured by deeds of trust or mortgages or security
agreements or the interest of the mortgagee or secured party in the property
covered thereby, or the manner of collection of such taxes, so as to affect this
Deed of Trust or the Obligations or Collateral Agent, then, and in any such
event, Grantor, upon demand by Collateral Agent, shall pay such taxes,
assessments, charges or liens, or reimburse Collateral Agent therefor.

         (d) Tax Escrow. In order to secure the performance and discharge of
Grantor's obligations under this Section 1.03. but not in lieu of such
obligations, and to the extent Grantor is not required to pay such sums to the
landlord under the Mortgaged Lease, Grantor, upon Collateral Agent's request
after the occurrence of and during the continuance of an Event of Default, will
pay over to Collateral Agent an amount equal to one-twelfth (1/12th) of the next
maturing annual ad valorem taxes, assessments and charges (which taxes,
assessments and charges, for purposes of this paragraph, shall include without
limitation water and sewer rents, and shall hereinafter be collectively called
"Taxes") of the nature described in Section 1.03(a) for each month that has
elapsed since the last date to which the Taxes were paid; and Grantor will, in
addition, upon Collateral Agent's request, pay over to Collateral Agent together
with each installment of the Obligations sufficient funds (as estimated from
time to time by Collateral Agent in its sole discretion) to permit Collateral
Agent to pay when due the Taxes. Upon Collateral Agent's request, Grantor shall
also deliver to Collateral Agent such additional monies as are required to make
up any deficiencies in the amounts necessary to enable Collateral Agent to pay
the Taxes. In such case, Collateral Agent must timely pay the Taxes or return
the additional monies to Grantor to allow Grantor to pay such Taxes. Such
deposits shall not be, nor be deemed to be, trust funds but may be commingled
with the general funds of Collateral Agent, and no interest shall be payable in
respect thereof. Upon the occurrence of an Event of Default, Collateral Agent
may apply to the reduction of the Obligations secured hereby, in such manner as
Collateral Agent shall determine, any amount under this Section 1.03(d)
remaining to Grantor's credit.

         (e) No Credit Against the Obligations Secured Hereby. Grantor shall not
claim, demand or be entitled to receive any credit, against the principal or
interest payable on the Obligations for so much of the Taxes assessed against
the Property of any part thereof or that are applicable to the Obligations
secured hereby or to Collateral Agent's interest in the Property. No deduction
shall be claimed from the taxable value of the Property or any part thereof by
reason of the Obligations, this Deed of Trust or any other instrument securing
the Obligations.

         1.04 Insurance.

         (a) Grantor shall, at its sole expense, keep the Premises insured in
such amounts and against such risks and damages as is required under Section
4.05 of the Indenture. All policies of insurance shall contain an endorsement,
in form and substance reasonably acceptable to Collateral Agent, showing loss
payable to Collateral Agent as its interests appear. Such endorsement, or an
independent instrument delivered to Collateral Agent, shall provide that the
insurance companies will give Collateral Agent at least fifteen (15) days prior
written notice before any such policy or policies of insurance shall be altered
in any way that may affect Collateral Agent's rights thereunder or cancelled and
that no act of default of Grantor or any other person shall affect the right of
Collateral Agent to recover under such policy or policies or

                                      -6-
<PAGE>

insurance in case of loss or damage (10 days in the case of cancellation for
non-payment of premium).

         (b) In order to secure the performance and discharge of Grantor's
obligations under this Section 1.04(b). but not in lieu of such obligations and
to the extent Grantor is not required to pay such sums to the landlord under the
Mortgaged Lease, Grantor, upon Collateral Agent's request after the occurrence
of and during the continuance of an Event of Default, will pay over to
Collateral Agent an amount equal to one-twelfth (1/12th) of the next maturing
annual insurance premiums for each month that has elapsed since the last date to
which such premiums were paid; and Grantor will, in addition, upon Collateral
Agent's request, pay over to Collateral Agent together with each installment on
the Obligations sufficient funds (as estimated from time to time by Collateral
Agent in its sole discretion) to permit Collateral Agent to pay said premiums
when due. Such deposits shall not be, nor be deemed to be, trust funds but may
be commingled with the general funds of Collateral Agent, and no interest shall
be payable in respect thereof. Upon Collateral Agent's request, Grantor shall
also deliver to Collateral Agent such additional monies as are necessary to make
up any deficiencies in the amounts necessary to enable Collateral Agent to pay
such premiums when due. In such case, Collateral Agent must timely pay the
premiums or return the additional monies to Grantor to allow Grantor to pay the
premiums.

(c) Pursuant to its rights granted hereunder in all proceeds from any insurance
policies, Collateral Agent is hereby authorized and empowered at its option to
adjust or compromise any loss under any insurance policies on the Premises and
to collect and receive the proceeds from any such policy or policies. Each
insurance company is hereby authorized and directed to make payment for all such
losses directly to Collateral Agent alone and not to Grantor and Collateral
Agent jointly. After deducting from such insurance proceeds any expenses
incurred by Collateral Agent and the other Holders in the collection or handling
of such funds, the net proceeds received by Collateral Agent shall apply such
amounts as requested by Grantor for the restoration. In no event, however, shall
any advance be made which will result in the funds remaining with Collateral
Agent being less than the cost of completion of restoration of the Premises as
estimated by an architect or engineer reasonably satisfactory to Collateral
Agent. If, upon completion of restoration of the Premises there remain funds
with Collateral Agent, Collateral Agent shall pay the remaining funds. Any funds
applied against the Obligations secured hereby shall be applied to particular
Obligations, whether then matured or to mature in the future, in accordance with
the terms of the Indenture. Although Collateral Agent intends to use its best
efforts to collect such payments in a timely fashion, Collateral Agent shall not
be responsible for any failure to collect any insurance proceeds due under the
terms of any policy regardless of the cause of such failure. The provisions of
this Section 1.04 are subject to any provisions of the Mortgaged Lease
pertaining to the maintenance, collection, use and application of insurance
proceeds.

         (d) Non-Impairment of Collateral Agent's Rights. Nothing contained in
either of Sections 1.03(d) and 1.04(b) shall be deemed to affect any right or
remedy of Collateral Agent under any provision of this Deed of Trust or of any
statute or rule of law to pay any amount required to be paid by Sections 1.03(d)
and 1.04(b) and to add the amount so paid to the Obligations hereby secured.
Although Collateral Agent intends to use its best efforts to make such payments
in a timely fashion, the arrangements provided in Sections 1.03(d) and 1.04(b)
are

                                      -7-
<PAGE>

solely for the added protection of Collateral Agent and the other Holders and
entail no responsibility on Collateral Agent's or Holders' part beyond the
allowing of due credit, without interest, for sums actually received by it. Upon
assignment of this Deed of Trust, any funds on hand shall be turned over to the
assignee and any responsibility of Collateral Agent with respect thereto shall
terminate.

         1.05 Condemnation. Collateral Agent shall be entitled to all
compensation, awards, damages, claims, rights of action and proceeds of, or on
account of, any damage or taking through condemnation and is hereby authorized,
at its option, to commence, appear in and prosecute in its own or the Grantor's
name any action or proceeding relating to any condemnation and to settle or
compromise any claim in connection therewith. All such compensation, awards,
damages, claims, rights of action and proceeds, and any other payments or
relief, and the right thereto, are included in the Property and Collateral Agent
and the other Holders, after deducting therefrom all of their expenses including
reasonable attorneys' fees incurred in the collection or handling of such funds,
shall apply such amounts as requested by Grantor for the restoration of the
Premises. In no event, however, shall any advance be made which will result in
the funds remaining with Collateral Agent being less than the cost of completion
of restoration of the Premises as estimated by an architect or engineer
reasonably satisfactory to Collateral Agent. If, upon completion of restoration
of the Premises there remain funds with Collateral Agent, Collateral Agent shall
pay the remaining funds to Grantor. Grantor agrees to execute such further
assignments of any compensation, awards, damages, claims, rights of action and
proceeds as Collateral Agent may reasonably require. Notwithstanding any such
condemnation, Grantor shall continue to pay interest, computed at the rate
provided in the Notes, on the entire unpaid principal amount thereof. The
provisions of this Section 1.05 are subject to any provisions of the Mortgaged
Lease pertaining to the collection, use and application of any compensation,
awards, damages, claims, rights of action and proceeds insurance proceeds.

         1.06 Care of Property.

         (a) Grantor shall preserve and maintain the Property in good condition
and repair, ordinary wear and tear excepted. Grantor shall not permit, commit or
suffer any material waste, impairment or deterioration of the Property or of any
part thereof, and will not take any action which will materially increase the
risk of fire or other hazard to the Property or to any part thereof.

         (b) Grantor will not, without the prior written consent of Collateral
Agent, (i) remove from the Premises any fixtures or personal property covered by
this Deed of Trust which materially impairs the value of the Property or (ii)
make any structural alteration to the Premises or any other alteration thereto
which materially impairs the value thereof.

         (c) Collateral Agent may enter upon and inspect the Premises at any
reasonable time during the life of this Deed of Trust and upon reasonable prior
notice.

         1.07 Further Assurances. At any time and from time to time, upon
Collateral Agent's reasonable request, Grantor shall make, execute and deliver,
or cause to be made, executed and delivered, to Collateral Agent and where
appropriate shall cause to be recorded or filed, and from time to time
thereafter to be re-recorded and refiled at such time and in such offices and
places as

                                      -8-
<PAGE>

shall be deemed desirable by Collateral Agent, any and all such further deeds of
trust, instruments or further assurance, certificates and other documents as
Collateral Agent may consider necessary or desirable in order to effectuate,
complete, or perfect, or to continue and preserve the respective obligations of
Borrower and Grantor under the Notes, the Indenture Documents and this Deed of
Trust, and the lien of this Deed of Trust as a lien upon all of the Property,
whether now owned or hereafter acquired by Grantor. Upon any failure by Grantor
to do so, Collateral Agent may make, execute, record, file, re-record or refile
any and all such deeds of trust, instruments, certificates and documents for and
in the name of Grantor, and Grantor hereby irrevocably appoints Collateral Agent
as the agent and attorney-in-fact of Grantor to do so.

         1.08 Security Agreements and Financing Statements.

         (a) Grantor (as debtor) hereby grants to Collateral Agent and Holders
(as creditor and secured party) a security interest in all fixtures, machinery,
appliances, equipment, furniture and personal property of every nature
whatsoever constituting part of the Property.

         (b) Grantor shall execute any and all such documents, including without
limitation, financing statements pursuant to the applicable Uniform Commercial
Code, as Collateral Agent may reasonably request, to preserve and maintain the
priority of the lien created hereby on property which may be deemed personal
property or fixtures, and shall pay to Collateral Agent on demand any expenses
incurred by Collateral Agent and Holders in connection with the preparation,
execution and filing of any such documents. This Deed of Trust shall also
constitute a "fixture filing" for purposes of the applicable Uniform Commercial
Code. Grantor hereby authorizes and empowers Collateral Agent to execute and
file, on Grantor's behalf, all financing statements and refilings and
continuations thereof as Collateral Agent reasonably deems necessary or
advisable to create, preserve and protect said lien. This Deed of Trust shall be
deemed a security agreement as defined in said Uniform Commercial Code and the
remedies for any violation of the covenants, terms and conditions of the
agreements herein contained shall be (i) as prescribed herein, (ii) by general
law, or (iii) as to such part of the security which is also reflected in said
financing statement by the specific statutory consequences now or hereafter
enacted and specified in the Uniform Commercial Code, all at Collateral Agent's
sole election.

         (c) Grantor and Collateral Agent agree that the filing of a financing
statement in the records normally having to do with personal property shall
never be construed as in any way derogating from or impairing the express
declaration and intention of the parties hereto, hereinabove stated, that
everything used in connection with the production of income from the Property
and/or adapted for use therein and/or which is described or reflected in this
Deed of Trust is, and at all times and for all purposes and in all proceedings
both legal or equitable, shall be regarded as part of the real estate encumbered
by this Deed of Trust irrespective of whether (i) any such item is physically
attached to the Improvements, (ii) serial numbers are used for the better
identification of certain equipment items capable of being thus identified in a
recital contained herein or in any list filed with Collateral Agent, or (iii)
any such item is referred to or reflected in any such financing statement so
filed at any time. Similarly, the mention in any such financing statement of (1)
rights in or to the proceeds of any fire and/or hazard insurance policy, or (2)
any award in eminent domain proceedings for a taking or for loss of value, or
(3) Grantor's interest as lessor in any present or future lease or rights to
income growing out of the use and/or

                                      -9-
<PAGE>

occupancy of the Property, whether pursuant to lease or otherwise, shall never
be construed as in any way altering any of the rights of Collateral Agent as
determined by this instrument or impugning the priority of the lien granted
hereby or by any other recorded document, but such mention in the financing
statement is declared to be for the protection of Holders in the event any court
or judge shall at any time hold with respect to (1), (2) and (3) that notice of
the priority of the interest of Collateral Agent and the other Holders to be
effective against a particular class of persons, including but not limited to
the federal government and any subdivisions or entity of the federal government,
must be filed in the Uniform Commercial Code records.

         1.09 Assignment of Rents. The assignment contained in paragraph (E) of
this Deed of Trust shall be fully operative without any further action on the
part of either party and specifically Collateral Agent shall be entitled, at its
option, upon the occurrence and during the continuance of an Event of Default
hereunder, to all rents, income and other benefits from the Premises whether or
not Collateral Agent or Holders take possession of such property. Grantor hereby
further grants to Collateral Agent the right after the occurrence and during the
continuance of an Event of Default (i) to enter upon and take possession of the
Premises for the purpose of collecting the said rents, income and other
benefits, (ii) to dispossess by the usual summary ejectment proceedings any
tenant, (iii) to let the Premises or any part thereof, and (iv) to apply said
rents, income and other benefits, after payment of all necessary charges and
expenses, on account of the Obligations secured hereby. Such assignment and
grant shall continue in effect until the Obligations secured hereby are paid,
the execution of this Deed of Trust constituting and evidencing the irrevocable
consent of Grantor to the entry upon and taking possession of the Premises by
Collateral Agent pursuant, to such grant, whether or not foreclosure has been
instituted. Neither the exercise of any rights under this paragraph by
Collateral Agent nor the application of any such rents, income or other benefits
to the Obligations secured hereby, shall cure or waive any default or notice of
default hereunder or invalidate any act done pursuant hereto or to any such
notice, but shall be cumulative of all other rights and remedies. Neither this
assignment nor the receipt of rents, income and other benefits by Collateral
Agent shall effect a pro tanto payment of the indebtedness evidenced by or
arising under the obligations, and such rents shall be applied as provided in
Section 3.10 hereof.

         1.10 After-Acquired Property. To the extent permitted by and subject to
applicable law, the lien of this Deed of Trust will automatically attach,
without further act, to all after-acquired property located in or on, or
attached to the Property or any part thereof.

         1.11 SubLeases Affecting Encumbered Property. Grantor represents that
Grantor has delivered to Collateral Agent true, correct and complete copies of
all subleases of any portion of the Premises, that all such subleases are
presently in effect and that no default by Grantor exists in such subleases. As
any such sublease shall expire or terminate or as any new sublease shall be
made, Grantor shall so notify Collateral Agent in order that at all times
Collateral Agent shall have a current list of all subleases affecting the
Premises. The assignment contained in paragraph (F) of this Deed of Trust shall
not be deemed to impose upon Collateral Agent any of the obligations or duties
of Grantor provided in any such sublease (including, without limitation, any
liability under the covenant of quiet enjoyment contained in any sublease in the
event that any tenant shall have been joined as a party defendant in any action
to foreclose this Deed of Trust and shall have been barred and foreclosed
thereby of all right, title and interest and equity of redemption in the
Property or any part thereof), and Grantor shall comply with and observe its

                                      -10-
<PAGE>

obligations in all material respects as landlord under all subleases affecting
the Property or any part thereof. Grantor, if required by Collateral Agent,
shall furnish promptly to Collateral Agent original or certified copies of all
such subleases now existing or hereafter created. Grantor shall not, without the
express prior written consent of Collateral Agent, enter into any sublease
affecting the Property, or amend, modify, extend, terminate or cancel, accept
the surrender of, subordinate, accelerate the payment of rent as to, or change
the terms of any renewal option of any such sublease now existing or hereafter
created, or permit or suffer an assignment or sublease. Grantor shall not accept
payment of rent more than one (1) month in advance without the prior written
consent of Collateral Agent.

         With respect to the assignment contained in paragraph (F) of this Deed
of Trust, Grantor shall, from time to time upon request of Collateral Agent,
specifically assign to Collateral Agent as additional security hereunder, by an
instrument in writing in such form as may be approved by Collateral Agent in its
reasonable discretion, all right, title and interest of Grantor in and to any
and all subleases now or hereafter on or affecting the Property, together with
all security therefor and all monies payable thereunder, subject to the
conditional permission hereinabove given to Grantor to collect the rentals under
any such sublease. Grantor shall also execute and deliver to Collateral Agent
any notification, financing statement or other document reasonably required by
Collateral Agent to perfect the foregoing assignment as to any such sublease.
The provisions of this Section 1.12 shall be subject to the provisions of
paragraph (E).

         1.12 Collateral Agent's Performance of Defaults. If Grantor defaults in
the payment of any tax, assessment, encumbrance or other imposition, in its
obligation to furnish insurance hereunder, or in the performance or observance
of any other covenant, condition or term in this Deed of Trust, the Indenture
Documents or the Notes, Collateral Agent may, to preserve its interest in the
Property, perform or observe the same, and all payments made (whether such
payments are regular or accelerated payments) and costs and expenses incurred or
paid by Collateral Agent in connection therewith shall become due and payable
immediately. The amounts so incurred or paid by Collateral Agent together with
interest thereon at the rate per annum specified in Section 2.13 of the
Indenture from the date incurred until paid by Grantor, shall be added to the
Obligations and secured by the lien of this Deed of Trust. Collateral Agent is
hereby empowered to enter and authorize others to enter upon the Premises or any
part thereof for the purposes of performing or observing any such defaulted
covenant, condition or term, without thereby becoming liable to Grantor or any
person in possession holding under Grantor.

         1.13 Use of Property. Grantor covenants that the Property will be used
for the purposes set forth in the Mortgaged Lease.

         1.14 Required Notices. Grantor shall notify Collateral Agent promptly
of the occurrence of any of the following: (i) receipt of any material notice
from any governmental authority relating to the Property; (ii) receipt of any
material notice from any tenant leasing all or any portion of the Premises;
(iii) any material change in the occupancy of the Premises; (iv) receipt of any
material notice from the holder of any lien or security interest in the
Property; or (v) commencement of any judicial or administrative proceedings by
or against or otherwise affecting the Property.

                                      -11-
<PAGE>

         1.15 Covenants Regarding Mortgaged Lease.

         (a) Grantor hereby warrants and represents as follows: (i) the
Mortgaged Lease is in full force and effect, and, except as disclosed in writing
to Collateral Agent, unmodified by any writing or otherwise; (ii) all rent and
other charges and impositions reserved therein have been paid to the extent they
are payable to the date hereof; (iii) Grantor enjoys the quiet and peaceful
possession of the Premises demised thereby; (iv) Grantor is not in default under
any of the terms thereof, there are no circumstances which, with the passage of
time or the giving of notice or both, would constitute an event of default
thereunder; and (v) the landlord under the Mortgaged Lease is not in default
under any of the terms or provisions thereof on the part of the landlord to be
observed or performed.

         (b) Further, with respect to the Mortgaged Lease, Grantor covenants and
agrees as follows: (i) to promptly and faithfully observe, perform and comply
with all of the material terms, covenants and provisions thereof on its part to
be observed, performed and complied with, at all times set forth therein; (ii)
not to do, permit, suffer or refrain from doing anything, as a result of which,
there would be a default under or a breach of any of the terms thereof; (iii)
not to cancel, surrender, modify, amend or in any way alter or permit the
alteration of any of the material terms of the Mortgaged Lease; (iv) to give the
Collateral Agent immediate notice of any default by anyone thereunder and to
promptly deliver to the Collateral Agent a copy of each notice of default
received or delivered by Grantor in connection therewith; (v) to furnish to the
Collateral Agent copies of such information and evidence as the Collateral Agent
may reasonably require concerning Grantor's due observance, performance and
compliance with the terms, covenants and provisions thereof; and (vi) that any
default of Grantor under the Mortgaged Lease shall constitute an additional
Event of Default under this Mortgage.

         (c) In the event of any default by Grantor in the performance of any of
its obligations under the Mortgaged Lease, including, without limitation, any
default in the payment of rent and other charges and impositions made payable by
the lessee thereunder, then, in each and every case, Collateral Agent may, at
its option and without notice, cause the default or defaults to be remedied and
otherwise exercise any and all of the rights of Grantor therein in the name of
and on behalf of Grantor. Grantor shall, on demand, reimburse Collateral Agent,
as applicable, for all advances made and expenses incurred by Collateral Agent
in curing any such default (including, without limitation, reasonable attorneys'
fees).

         (e) It is hereby agreed that the fee title and the leasehold estate in
the property demised by the Mortgaged Lease shall not merge but shall always be
kept separate and distinct, notwithstanding the union of said estates in Grantor
or a third party whether by purchase or otherwise. If Grantor acquires the fee
title or any other estate, title or interest in the property demised by the
Mortgaged Lease, or any part thereof, the lien of the Mortgage shall attach to,
cover and be a lien upon such acquired estate, title or interest and the same
shall thereupon be and become a part of the Mortgaged Property with the same
force and effect as if specifically encumbered therein. Grantor agrees to
execute all instruments and documents which Collateral Agent may reasonably
require to ratify, confirm and further evidence Collateral Agent's lien on the
acquired estate, title or interest. Furthermore, Grantor hereby appoints
Collateral Agent its true and lawful attorney-in-fact to execute and deliver all
such instruments and documents in the name and on behalf of Grantor.

                                      -12-
<PAGE>

         (f) If the Mortgaged Lease is cancelled or terminated, and if
Collateral Agent or a nominee of Collateral Agent shall enter into any new lease
of the property demised thereby, Grantor shall have no right, title or interest
in or to the new lease or the leasehold estate created by such new lease.

         (g) Notwithstanding anything to the contrary contained herein, this
Mortgage shall not constitute an assignment of the Mortgaged Lease within the
meaning of any provisions thereof prohibiting their assignment, and Collateral
Agent, as applicable, shall have no liability or obligation thereunder by reason
of its acceptance of this Mortgage. Collateral Agent, as applicable, shall be
liable for the obligations of the lessee arising under the Mortgaged Lease for
only that period of time which Collateral Agent is in possession of the
Mortgaged Property or has acquired, by foreclosure or otherwise, and is holding
all of Grantor's right, title and interest therein.

         (h) Notwithstanding anything contained herein to the contrary, and in
addition to any rights, privileges and remedies granted to Collateral Agent
elsewhere in this Mortgage, Collateral Agent shall have, and Grantor hereby
grants to Collateral Agent, any and all rights, privileges and remedies of
leasehold lenders provided for in the Mortgaged Lease without the necessity of
particularly specifying any or all of such rights, privileges and remedies that
are or could be granted to leasehold Collateral Agents pursuant to the Mortgaged
Lease.

         (i) Notwithstanding anything contained herein to the contrary, to the
extent the any of the covenants and obligations of Grantor hereunder, or any of
the rights granted to Collateral Agent hereunder, conflict with the provisions
of the Mortgaged Lease, the provisions of the Mortgaged Lease shall control, and
Grantor shall not be required to take any action hereunder nor shall Collateral
Agent be entitled to exercise any rights hereunder that are not permitted under
the provisions of the Mortgaged Lease.

         1.16 Future Indebtedness of Grantor. The lien of this Deed of Trust
secures, as of the date hereof, without further act, all Obligations of Borrower
and Grantor to Collateral Agent and the other Holders, including any and all
future loans and advances made by Collateral Agent and the other Holders
pursuant to the Indenture to or for the benefit of Borrower or Grantor from time
to time hereafter.

                                   ARTICLE TWO

                                    DEFAULTS

         2.01 Event of Default. The term "Event of Default", wherever used in
this Deed of Trust, shall mean the occurrence of an "Event of Default" as such
term is defined in Section 6.01 of the Indenture.

                                  ARTICLE THREE

                                    REMEDIES

         3.01 Acceleration of Maturity. If an Event of Default shall have
occurred and be continuing, then all of the Obligations secured hereby shall, at
Collateral Agent's option,

                                      -13-
<PAGE>

immediately become due and payable without notice or demand, time being of the
essence hereof; and no omission on the part of Collateral Agent to exercise such
option when entitled to do so shall be construed as a waiver of such right,
provided that upon an Event of Default under clauses (7) or (8) of the
definition of "Event of Default" in Section 6.01 of the Indenture, all
Obligations shall immediately become due and payable.

         3.02 Collateral Agent's Power of Enforcement. If an Event of Default
shall have occurred and be continuing, Collateral Agent may, either with or
without entry or taking possession as hereinabove provided or otherwise, and
without regard to whether or not the Obligations shall be due and without
prejudice to the right of Collateral Agent or Holders thereafter to bring an
action of foreclosure or any other action for any default existing at the time
such earlier action was commenced, proceed by any appropriate action or
proceeding: (a) to enforce payment of the Obligations or the performance of any
term hereof or any other right; (b) to foreclose this Deed of Trust and to sell,
as an entirety or in separate lots or parcels, the Property under the power of
sale hereinafter provided or the judgment or decree of a court or courts of
competent jurisdiction; and (c) to pursue any other remedy available to it.
Collateral Agent shall take action either by such proceedings or by the exercise
of its power with respect to entry or taking possession, or both, as Collateral
Agent may determine.

         3.03 Collateral Agent's Right to Enter and Take Possession, Operate and
Apply Income.

         (a) If an Event of Default shall have occurred and be continuing, (i)
Grantor upon demand of Collateral Agent shall forthwith surrender to Collateral
Agent the actual possession and if and to the extent permitted by law,
Collateral Agent itself, or by such officers or agents as it may appoint, may
enter upon and take possession of the Property and may exclude Grantor and its
agents and employees wholly therefrom and may have joint access with Grantor to
the books, papers and accounts of Grantor; and (ii) Grantor will pay monthly in
advance to Collateral Agent on Collateral Agent's entry into possession, or to
any receiver appointed to collect the rents, income and other benefits of the
Property, the fair and reasonable rental value for the use and occupation of
such part of the Property as may be in possession of Grantor, and upon default
in any such payment will vacate and surrender possession of such part of the
Property to Collateral Agent or to such receiver and, in default thereof,
Grantor may be evicted by summary proceedings or otherwise.

         (b) If Grantor shall for any reason fail to surrender or deliver the
Property or any part thereof after Collateral Agent's demand, Collateral Agent
may obtain a judgment or decree, on behalf of all of the Holders, conferring on
Collateral Agent the right to immediate possession or requiring Grantor to
deliver immediate possession of all or part of the Property to Collateral Agent,
to the entry of which judgment or decree Grantor hereby specifically consents.
Grantor shall pay to Collateral Agent, upon demand, all reasonable costs and
expenses of obtaining such judgment or decree and compensation to Collateral
Agent and the other Holders, its attorneys and agents, and all such costs,
expenses and compensation shall, until paid, be secured by the lien of this Deed
of Trust.

                                      -14-
<PAGE>

         (c) Upon every such entering upon or taking of possession of the
Property under this Section 3.03, Collateral Agent may hold, store, use,
operate, manage and control the Property and conduct the business thereof, and,
from time to time:

                  (i) Make all necessary and proper maintenance, repairs,
         renewals, replacements, additions, betterments and improvements thereto
         and thereon and purchase or otherwise acquire additional fixtures,
         personalty and other property;

                  (ii) Insure or keep the Property insured;

                  (iii) Manage and operate the Property and exercise all the
         rights and powers of Grantor in its name or otherwise with respect to
         the same;

                  (iv) Enter into agreements with others to exercise the powers
         herein granted Collateral Agent, all as Collateral Agent from time to
         time may determine; and Collateral Agent may collect and receive all
         the rents, income and other benefits thereof, including those past due
         as well as those accruing thereafter; and shall apply the monies so
         received by Collateral Agent in such priority as Collateral Agent may
         determine to (1) the payment of the Obligations; (2) the deposits for
         taxes and assessments and insurance premiums due; (3) the cost of
         insurance, taxes, assessments and proper charges upon the Property or
         any part thereof; (4) the expenses of operating, maintaining, repairing
         and improving the Property, including with limitation renting
         commissions and rental collection commissions paid to Collateral Agent
         or agent on behalf of Collateral Agent and the other Holders or of the
         receiver; and (5) the reasonable compensation, expenses and
         disbursements of the agents, attorneys and other representatives of
         Collateral Agent. All costs, expenses and liabilities of every
         character incurred by Collateral Agent in managing, operating and
         maintaining the Property shall constitute additional Obligations
         secured hereby. While in possession of the Property, Collateral Agent
         or the receiver shall be liable to account only for the rents, issues
         and profits actually received.

Collateral Agent shall surrender possession of the Property to Grantor only when
all Obligations secured hereby and all amounts under any of the terms of this
Deed of Trust shall have been paid and all defaults cured or waived. The same
right of taking possession, however, shall exist if any subsequent Event of
Default shall occur and be continuing.

         3.04 Foreclosure.

         (a) If an Event of Default shall have occurred and be continuing,
Trustee, shall, upon being so requested to do by Collateral Agent, sell any or
all of the Property at public auction for cash, on the premises or at the
courthouse door in the county in which the Property is located, having first
given notice of the time and place of such sale in accordance with the statute
in such case provided, and convey the Property so sold to the purchaser in fee.
Out of the proceeds of said sale, Trustee shall pay: all costs, charges,
expenses, commissions, unpaid taxes, and fees of advertising, selling and
conveying the Property and such other assessments, insurance or other fees or
costs as may have been incurred; a reasonable fee not exceeding five percent
(5%) of the gross proceeds of sale to Trustee, or his successor, in payment of
his services hereunder and of collecting the monies secured by this Deed of
Trust; a sum sufficient to pay the entire balance

                                      -15-
<PAGE>

owing on the Obligations secured hereby; and the surplus, if any, to Grantor or
the person entitled thereto.

         (b) Should Collateral Agent have elected to accelerate the indebtedness
secured hereby, Collateral Agent may initiate foreclosure of the Property by
requesting the Trustee to effectuate a non-judicial foreclosure sale. The
Trustee of this Deed of Trust shall then sell, or offer for sale, the Property
at public sale to the highest bidder for cash during a three hour period between
the hours of ten o'clock a.m. and four o'clock p.m. whose earliest point in time
is specified, on the first Tuesday of any month, at the area officially
designated for holding such sales at the courthouse of any county in the State
of Texas in which any part of the Property is situated, after having given
notice of the date, the time period, place and terms of said sale in accordance
with the laws of the State of Texas then in force and governing said sales of
real property and improvements under powers conferred by deeds of trust. The
Property shall be sold by posting, or causing to be posted, at least twenty-one
(21) consecutive days prior to the date of said sale, written or printed notice
thereof at the courthouse door in each of the counties in which the Property is
situated, designating the county where the Property will be sold and designating
the date, the time period, the place and the terms of sale. A copy of such
notice shall also be filed in the office of the County Clerk in each county of
the State of Texas in which any part of the Premises is situated at least
twenty-one (21) consecutive days before the date of said sale of the Property.
Collateral Agent or other holders of the indebtedness secured hereby shall have
the right to become the purchaser at any sale held by any Trustee or substitute
or successor Trustee, or by any receiver or public officer. Any Holder
purchasing at any such sale shall have the right to credit the secured
indebtedness owing to such Holder upon the amount of its bid entered at such
sale to the extent necessary to satisfy such bid. Said Trustee may appoint an
attorney-in-fact to act in its stead as Trustee to conduct sale as hereinbefore
provided. Grantor authorizes and empowers the Trustee to sell the Property, in
lots or parcels or as a whole, by one sale or by several sales, held at one time
or at different times as the Trustee may elect (all rights to a marshaling of
the Property, or to a sale in inverse order of alienation, being hereby
expressly waived by Grantor) and to execute and deliver to the purchaser or
purchasers thereof good and sufficient deeds of conveyance thereto of the estate
of title then existing on the Property and bills of sale with covenants of
general warranty. Grantor binds itself to warrant and forever defend the title
of such purchaser or purchasers when so made by the Trustee, and agrees to
accept proceeds of said sale, if any, which are payable to Grantor as provided
herein. In addition to the posting and filing of notices hereinabove provided,
and for so long as required by law, no foreclosure under the power of sale
herein contained shall be held unless Collateral Agent, at least twenty-one (21)
days preceding the date of sale and in the manner prescribed by law, shall have
served written notice of the proposed sale which designates the County where the
Property will be sold and designates the date, time period, the place and the
terms of sale by certified mail on Grantor. Service of such a notice by
certified mail shall be completed upon deposit of such notice, postage prepaid
and properly addressed to each such person or entity at the address for Grantor
indicated on the first page of this Deed of Trust, in a Post Office of the
United States Postal Service or in an official depository under the care and
custody of the United States Postal Service. The affidavit of a person
knowledgeable of the facts to the effect that such service was completed shall
be prima facie evidence of the fact of service.

         3.05 Leases. Trustee, at Collateral Agent's option, is authorized to
foreclose this Deed of Trust subject to the rights of any tenants of the
Property, and the failure to make any such

                                      -16-
<PAGE>

tenants parties defendant to any such foreclosure proceedings and to foreclose
their rights will not be, nor be asserted by Grantor to be, a defense to any
proceedings instituted by Collateral Agent to collect the sums secured hereby or
to collect any deficiency remaining unpaid after the foreclosure sale of the
Property.

         3.06 Waiver of Appraisement, Valuation, Stay, Extension and Redemption
Laws. Grantor agrees to the full extent permitted by law that in case of a
default in its part hereunder, neither Grantor nor anyone claiming through or
under Grantor shall or will set up, claim or seek to take advantage of any
appraisement, valuation, extension or redemption laws now or hereafter in force,
in order to prevent or hinder the enforcement or foreclosure of this Deed of
Trust or the absolute sale of the Property or the final and absolute putting
into possession thereof, immediately after such sale, of the purchasers thereat,
and Grantor, for itself and all who may at any time claim through or under
Grantor, hereby waives, to the full extent that Grantor may lawfully so do, the
benefit of all such laws, and any and all right to have the assets comprising
the Property marshaled upon any foreclosure of the lien hereof and agrees that
Trustee or any court having jurisdiction to foreclose such lien may sell the
Property in part or as an entirety.

         3.07 Receiver. If an Event of Default shall have occurred and be
continuing, Collateral Agent, to the extent permitted by law and without regard
to the value or adequacy of the security for the Obligations secured hereby,
shall be entitled as a matter of right if it so elects to the appointment of a
receiver to enter upon and take possession of the Property and to collect all
rents, income and other benefits thereof and apply the same as the court may
direct, and any such receiver shall be entitled to hold, store, use, operate,
manage and control the Property and conduct the business thereof as would
Collateral Agent pursuant to Section 3.03(c) above. The expenses, including
receiver's fees, reasonable attorney's fees, costs and agent's compensation,
incurred pursuant to the powers herein contained shall be secured by this Deed
of Trust. The right to enter and take possession of and to manage and operate
the Property and to collect all rents, income and other benefits thereof,
whether by a receiver or otherwise, shall be cumulative to any other right or
remedy hereunder or afforded by law and may be exercised concurrently therewith
or independently thereof. Collateral Agent shall be liable to account only for
such rents, income and other benefits actually received by Collateral Agent,
whether received pursuant to this paragraph or Section 3.03. Notwithstanding the
appointment of any receiver or other custodian, Collateral Agent shall be
entitled as pledgee to the possession and control of any cash, deposit, or
instruments at the time held by, or payable or deliverable under the terms of
this Deed of Trust to, Collateral Agent.

         3.08 Suits to Protect the Property. Collateral Agent shall have the
power and authority to institute and maintain any suits and proceedings as
Collateral Agent may deem advisable (a) to prevent any impairment of the
Property by any acts which may be unlawful or any violation of this Deed of
Trust, (b) to preserve or protect its interest in the Property, and (c) to
restrain the enforcement of or compliance with any legislation or other
government enactment, rule or order that may be unconstitutional or otherwise
invalid, if the enforcement or compliance with such enactment, rule or order
might impair the security hereunder or be prejudicial to Collateral Agent's or
Holders' interest.

         3.9 Proofs of Claim. In the case of any receivership, insolvency,
bankruptcy, reorganization, arrangement, adjustment, composition or other
judicial proceedings affecting

                                      -17-
<PAGE>

Grantor or any guarantor, co-maker or endorser of any Grantor's obligations, its
creditors or its property, Collateral Agent, to the extent permitted by law,
shall be entitled to file such proofs of claim and other documents as may be
necessary or advisable in order to have its claims allowed in such proceedings
for the entire amount due and payable by Borrower or Grantor under this Deed of
Trust, the Indenture, the Indenture Documents and any other instrument securing
the Obligations, at the date of the institution of such proceedings, and for any
additional amounts which may become due and payable by Borrower or Grantor after
such date.

         3.10 Application of Monies by Collateral Agent.

         (a) Upon the occurrence and during the continuance of an Event of
Default, Collateral Agent shall be entitled to sue for and to recover judgment
against Borrower and/or Grantor for the whole amount of the Obligations due and
unpaid together with costs and expenses, including without limitation, the
reasonable compensation, expenses and disbursements of Collateral Agent's and
Holders' agents, attorneys and other representatives, either before, after or
during the pendency of any proceedings for the enforcement of this Deed of
Trust, and the right of Collateral Agent to recover such judgment shall not be
affected by any taking possession or foreclosure sale hereunder, or by the
exercise of any other right, power or remedy for the enforcement of the terms of
this Deed of Trust, or the foreclosure of the lien hereof.

         (b) In case of a foreclosure sale of all or any part of the Property
and the application of the proceeds of sale to the payment of the Obligations
secured hereby, Collateral Agent shall be entitled to enforce payment from
Grantor of all Obligations then remaining due and unpaid and to recover judgment
against Borrower and/or Grantor for any portion thereof remaining unpaid, with
interest.

         (c) Grantor hereby agrees, to the extent permitted by law, that no
recovery of any such judgment by Collateral Agent and no attachment or levy of
any execution upon any of the Property or any other property shall in any way
affect the lien of this Deed of Trust upon the Property or any part thereof or
any lien, rights, powers or remedies of Holders hereunder, but such lien,
rights, powers and remedies shall continue unimpaired as before.

         (d) Any monies collected or received by Collateral Agent under this
Section 3.10 shall be applied to the payment of reasonable compensation,
expenses and disbursements of the agents, attorneys, and other representatives
of Collateral Agent, and the balance remaining shall be applied to the payment
of the Obligations secured hereby.

         (e) The provisions of this paragraph shall not be deemed to limit or
otherwise modify the provisions of any guaranty of the Obligations of Guarantor
to Collateral Agent.

         3.11 Delay or Omission; No Waiver. No delay or omission of Collateral
Agent to exercise any right, power or remedy accruing upon any Event of Default
shall exhaust or impair any such right, power or remedy or shall be construed to
waive any such Event of Default or to constitute acquiescence therein. Every
right, power and remedy given to Collateral Agent may be exercised from time to
time and as often as may be deemed expedient by Collateral Agent.

                                      -18-
<PAGE>

         3.12 No Waiver of One Default to Affect Another. No waiver of any Event
of Default hereunder shall extend to or affect any subsequent or any other Event
of Default then existing, or impair any rights, powers or remedies consequent
thereon. If Collateral Agent (a) grants forbearance or an extension of time for
the payment of any Obligations secured hereby; (b) takes other or additional
security for the payment thereof; (c) waives or does not exercise any right
granted in the Indenture; (d) releases any part of the Property from the lien of
this Deed of Trust; (e) consents to the filing of any map, plat or replat of the
Land; (f) consents to the granting of any easement on the Land; or (g) makes or
consents to any agreement changing the terms of this Deed of Trust or
subordinating the lien or any charge hereof, no such act or omission shall
release, discharge, modify, change or affect the Obligations of Grantor. No such
act or omission shall preclude Collateral Agent or Holders from exercising any
right, power or privilege herein granted or intended to be granted in case of
any Event of Default then existing or of any subsequent Event of Default nor
shall the lien of this Deed of Trust be affected thereby.

         3.13 Discontinuance of Proceedings; Position of Parties Restored. If
Trustee or Collateral Agent or Holders shall have proceeded to enforce any right
or remedy under this Deed of Trust by foreclosure, entry or otherwise and such
proceedings shall have been discontinued or abandoned for any reason, or such
proceedings shall have resulted in a final determination adverse to Collateral
Agent or Holders, then and in every such case Grantor and Collateral Agent shall
be restored to their former positions and rights hereunder, and all rights,
powers and remedies of Collateral Agent shall continue as if no such proceedings
had occurred or had been taken.

         3.14 Remedies Cumulative. No right, power or remedy conferred upon or
reserved to Collateral Agent by this Deed of Trust or the Notes is exclusive of
any other right, power or remedy, but each and every such right, power and
remedy shall be cumulative and concurrent and shall be in addition to any other
right, power and remedy given under the Notes, or now or hereafter existing at
law, in equity or by statute.

                                  ARTICLE FOUR

                 TRANSFER OR FURTHER ENCUMBRANCE OF THE PROPERTY

         4.01 Transfer of Further Encumbrance of the Property. In the event of
any sale, conveyance, transfer, lease, pledge or further encumbrance of the
Property or any interest in or any part of the Property, or any further
assignment of rents from the Property without the prior written consent of
Collateral Agent then, at Collateral Agent's option, Collateral Agent may
declare all Obligations of Grantor to be due and payable immediately without
demand or notice. Collateral Agent's consent shall be within its sole and
absolute discretion.

                                  ARTICLE FIVE

                            MISCELLANEOUS PROVISIONS

         5.01 Successors and Assigns Included in Parties. Whenever one of the
parties hereto is named or referred to herein, the heirs, personal
representatives, successors and assigns of such party shall be included and all
covenants and agreements contained in this Deed of Trust, by or

                                      -19-
<PAGE>

on behalf of Grantor or Collateral Agent shall bind and inure to the benefit of
their respective successors and assigns, whether so expressed or not.

         5.02 Addresses for Notices, Etc.

         (a) Except as may be otherwise provided herein, any notice, report,
demand or other instrument authorized or required to be given or furnished under
this Deed of Trust to Grantor or Collateral Agent shall be in writing, shall be
sent by personal delivery or sent by registered or certified mail (postage
prepaid, return receipt requested), overnight courier, at the address set forth
below:

         If to Collateral Agent at:      U.S. Bank Trust National Association
                                         Attn: Barbara A. Nastro, Vice President
                                         100 Wall Street, Suite 1600
                                         New York, NY 10050
                                         Facsimile No.: (212) 509-3384

         With a copy to:                 Dorsey & Whitney LLP
                                         Attn: Robert Rywkin, Esq.
                                         250 Park Avenue
                                         New York, NY 10177
                                         Facsimile No.: (215)953-7201

         If to Guarantor, at:            Golfsmith International, Inc.
                                         11000 North IH-35
                                         Austin, Texas 78753
                                         Attn: Estrellita J. Doolin
                                         Facsimile No.: (512) 837-1019]

         With a copy to:                 King & Spalding LLP
                                         Attn: Peter Storey, Esq.
                                         1185 Avenue of the Americas
                                         New York, NY 10036-4003
                                         Facsimile No.: (212)556-2222

         (b) Either party may change the address to which any such notice,
report, demand or other instrument is to be delivered or mailed, by furnishing
written notice of such change to the other party, but no such notice of change
shall be effective unless and until received by such other party. All notices,
reports, demands or other instruments authorized or required to be sent in
accordance with this Section 5.02, shall be deemed received on the earlier of
the date of actual receipt or 3 Business Days (as defined in the Indenture)
after the deposit thereof in the mail.

         5.03 Headings. The headings of the articles, sections, paragraphs and
subdivisions of this Deed of Trust are for convenience of reference only, are
not to be considered a part hereof, and shall not limit or expand or otherwise
affect any of the terms hereof.

         5.04 Invalid Provisions to Affect No Others. In the event that any of
the covenants, agreements, terms or provisions contained in the Notes shall be
deemed invalid, illegal or

                                      -20-
<PAGE>

unenforceable in any respect, the validity of the remaining covenants,
agreements, terms or provisions contained in the Notes shall be in no way
affected, prejudiced or disturbed thereby; and if any application of any term,
restriction or covenant to any person or circumstances is deemed illegal or
unenforceable, the application of such term, restriction or covenant to other
persons and circumstances shall remain unaffected to the extent permitted by
law.

         5.05 Changes, Etc. Neither this Deed of Trust nor any term hereof may
be changed, waived, discharged or terminated orally, or by any action or
inaction, but only by an instrument in writing signed by Collateral Agent or
Grantor, as the case may be, against which enforcement of the change, waiver,
discharge or termination is sought. The modification hereof or of any of the
Notes or the release of any part of the Property from the lien hereof shall not
impair the priority of the lien of this Deed of Trust.

         5.06 Governing Law. THIS DEED OF TRUST SHALL BE GOVERNED, CONSTRUED,
APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE STATE OF TEXAS.

         5.07 Substitution of Trustee. If Collateral Agent shall for any reason
desire to remove the Trustee or any of his successors as Trustee hereunder, and
to appoint a new Trustee in his place or stead, Collateral Agent shall have and
is hereby granted full power and authority to remove the Trustee and to appoint
his successor by instrument in writing, duly acknowledged or proved so as to
entitle the same to be recorded and such new Trustee shall thereupon become
successor to the title to the Property and the same shall become vested in him
in trust for the purposes and objects of these presents, with all the power,
duties, and obligations herein conferred on the Trustee, in the same manner and
to the same effect as though he or it were named herein as Trustee.

                  [Remainder of Page Intentionally Left Blank]

                                      -21-
<PAGE>

         IN WITNESS WHEREOF, Grantor has caused this Deed of Trust to be duly
executed under seal by its duly authorized general partner on the day and year
first above written.

                                        GOLFSMITH INTERNATIONAL, L.P., a
                                        Delaware limited partnership

                                        By: Golfsmith GP, L.L.C., its general
                                            partner

                                            By: Golfsmith Holdings, L.P., its
                                                sole member

                                                By: Golfsmith GP Holdings, Inc.,
                                                    its general partner

                                                    By: /s/ James Grover
                                                       -------------------------
                                                       Name: James Grover
                                                       Title: Secretary

STATE OF NEW YORK      Section
                       Section
COUNTY OF NEW YORK     Section

This instrument was acknowledged before me on the 1st day of December, 2003 by
James Grover, Secretary of Golfsmith GP Holdings, Inc., the general partner of
Golfsmith Holdings, L.P., which is the sole member of Golfsmith GP, LLC, the
general partner of Golfsmith International, L.P., a Delaware limited Partnership

/s/ Barrett D. Massey
--------------------------------
Notary Public,

                                         My Commission Expires: September 3,2006

/s/ Barrett D. Massey
--------------------------------
(Printed or Typed Name of Notary

BARRETT D. MASSEY
Notary Public, State Of New York
No. 01MA6079999
Qualified In New York County
Commission Expires September 3, 2006

                                      -22-
<PAGE>

                                   SCHEDULE A
                                       TO
                                  DEED OF TRUST

                                Legal Description

                                   [Attached]

<PAGE>

TRACT I:

BEING all that tract of land out of the Stephen Coombs Survey, Abstract No. 218
and the Jabez Degman Survey, Abstract No. 279, located in the City of Frisco,
Collin County, Texas, being part of that 32.3915 acre tract of land described as
"Parcel 7" in Deed to Briar Preston Ridge South, L. P. as recorded in Volume
4757, Page 424, Collin County Deed Records, and being more further described as
follows:

COMMENCING at a one-half inch iron rod set for corner at the southeast end of a
corner clip at the intersection of the south line of Gaylord Parkway (a variable
width right-of-way) and the west line of State Highway No. 289 (Preston Road, a
variable width right-of-way), said point being the most easterly northeast
corner of a 1.265 acre tract of land conveyed to The Mody Group, Ltd. as
recorded in Volume 4944, Page 1730, Collin County Deed Records;

THENCE South 08 degrees 43 minutes 37 seconds East, 162.04 feet along the west
right-of-way line of State Highway No. 289 and along the East line of said 1.265
acre tract to a one-half inch iron rod set for corner;

THENCE South 03 degrees 15 minutes 08 seconds East, 51.59 feet along the west
right-of-way line of State Highway No.. 289 and along the east line of said
1.265 acre tract to a one-half inch iron rod set for corner at the POINT OF
BEGINNING of this tract of land, said point being the southeast corner of said
1.265 acre tract;

THENCE along the west right-of-way line of State Highway No. 289 as follows:

South 03 degrees 15 minutes 08 seconds East, 151.60 feet to a one-half inch iron
rod set for corner;

         South 04 degrees 51 minutes 56 seconds East, 105.55 feet to a one-half
inch iron rod set for corner;

South 00 degrees 45 minutes 39 seconds West, 658.80 feet to a one-half inch iron
rod set for corner;

South 02 degrees 08 minutes 36 seconds West, 131.44 feet to a one-half inch iron
rod set for corner, said point being in the North line of Lot 1, Block A,
Stonebriar Mall at the Bridges, an addition to the City of Frisco, as recorded
in Cabinet L, Page 380, Collin County Plat Records;

THENCE South 63 degrees 05 minutes 17 seconds West, 73.23 feet along the north
line of said Lot 1 to a one-half inch iron rod set for corner, said point being
in the North line of Lot 12, Block A, said Stonebriar Mall at the Bridges
addition;

lease                                                                     Page 1
8-22-03                                                      Frisco-Shafer Plaza

<PAGE>

THENCE North 89 degrees 17 minutes 51 seconds West, 371.81 feet along the north
line of said Lot 12 to a one-half inch iron rod set for corner, said point being
on the north line of said Lot 1;

THENCE along the north line of said Lot 1 as follows:

North 48 degrees 19 minutes 56 seconds West, 27.23 feet to a one-half inch iron
rod set for corner;

Northwesterly, 158.20 feet along a non-tangent curve to the left having a radius
of 854.87 feet, a central angle of 10 degrees 36 minutes 10 seconds, a tangent
of 79.32 feet, and a chord bearing and distance of North 16 degrees 59 minutes
32 seconds West, 157.97 feet to a five-eighths inch iron rod found for corner;

Northwesterly, 653.72 feet along a curve to the left having a radius of 573.00
feet, a central angle of 65 degrees 22 minutes 02 seconds, a tangent of 367.63
feet, and a chord bearing and distance of North 54 degrees 58 minutes 37 seconds
West, 618.83 feet to an "X" set in concrete for corner,

THENCE North 02 degrees 20 minutes 26 seconds East, 214.41 feet to an "X" set in
concrete for corner;

THENCE Northwesterly, 205.60 feet along a curve to the left having a radius of
300.00 feet, a central angle of 39 degrees 16 minutes 03 seconds, a tangent of
107.02 feet, and a chord bearing and distance of North 17 degrees 17 minutes 36
seconds West, 201.60 feet to a one-half inch iron rod set for corner;

THENCE North 36 degrees 55 minutes 37 seconds West, 84.53 feet to an "X" set in
concrete for corner, said point being in the South line of Gaylord Parkway.

THENCE along the South line of Gaylord Parkway as follows:

North 53 degrees 04 minutes 23 seconds East, 165.09 feet to a five-eighths inch
iron rod found for corner;

Northeasterly, 707.42 feet along a curve to the right having a radius of
1,094.00 feet, a central angle of 37 degrees 02 minutes 58 seconds, a tangent of
366.57 feet, and a chord bearing and distance of North 71 degrees 35 minutes 52
seconds East, 695.16 feet to a five-eighths inch iron rod found for corner;

South 82 degrees 28 minutes 57 seconds East, 65.45 feet to a one-half inch iron
rod set at the northwest corner of said 1.265 acre tract;

THENCE South, 233.49 feet to a one-half inch iron rod set at the Southwest
corner of said 1.265 acre tract;

THENCE East, 251.96 feet to the POINT OF BEGINNING and containing 1,014,522
square feet or 23.290 acres of land.

lease                                                                     Page 2
8-22-03                                                      Frisco-Shafer Plaza

<PAGE>

TRACT II:

USE AND ACCESS RIGHTS, as created by Declaration of Covenants, Conditions and
Restrictions by and between GAYLORD PROPERTIES, INC. and GGP LIMITED
PARTNERSHIP, dated August 30, 1996, 1996, recorded under County Clerk's File No.
96-0074584, Deed Records, Collin County, Texas.

TRACT III:

USE AND ACCESS RIGHTS, as created by Agreement Regarding Easements and Ring Road
by and between Briar Preston Ridge South, L.P. and Stonebriar Mall Limited
Partnership, dated September 25, 2001, recorded under County Clerk's File No.
2001-0122304, Land Records, Collin County, Texas.

TRACT IV:

USE AND ACCESS RIGHTS, as created by Declaration of Restrictions and Easements
by and between Briar Preston Ridge South, L.P. and The Mody Group, Ltd., dated
June 18, 2001, recorded in Volume 4944, Page 1734, Land Records, Collin County,
Texas, as affected by Agreement Regarding Height by and between Briar Preston
Ridge South, L.P. and The Mody Group, Ltd., dated June 18, 2001, recorded in
Volume 4950, Page 2752, Land Records, Collin County, Texas.

ANY PROVISION HEREIN WHICH RESTRICTS THE SALE, RENTAL OR USE OF THE DESCRIBED
REAL PROPERTY BECAUSE OF COLOR OR RACE IS INVALID AND UNENFORCEABLE UNDER
FEDERAL LAW
(THE STATE OF TAXES)                     (COUNTY OF COLLIN)
[ILLEGIBLE]

DEC 09 2003

BRENDA TAYLOR                     [STAMP]

Filed for Record in:
Collin County, Mckinney TX
Honorable Brenda Taylor
Collin County Clerk

On Dec 09 2003
At 3:32 pm

Doc/Num : 2003-0238393

Recording/Type:DT       64.00
Receipt #:         48381

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