LOCATION: This shiny farmstead has frontage on paved Privilege Creek Road, about two miles N of Texas 16, in NE Bandera County. This is about 4 miles from Pipe Creek (restaurants, services), 8 miles from Bandera (county seat, restaurants, golf, shopping, supplies, services) and 45 miles from downtown San Antonio, the nations 7th largest city (int. airport, hospitals, all else. . .). The adjoiners include several smaller parcels (not highly intrusive or troubling) and a couple of larger ranches. The area is decidedly rural and quiet, and does not appear to be a hotbed for future dense development at this time.
Bandera County is well known as the Cowboy Capitol, and thusly so, as the town itself is loaded with characters, eclectic shops and lots of fun, western-themed activities. The area still focuses primarily on agriculture, hunting and water recreation (at nearby Medina Lake/Medi...
Bandera County is well known as the Cowboy Capitol, and thusly so, as the town itself is loaded with characters, eclectic shops and lots of fun, western-themed activities. The area still focuses primarily on agriculture, hunting and water recreation (at nearby Medina Lake/Medina River), and is regarded as highly desirable by many wishing to own creeks/hills, but still be within close reach of SA.
WATER: Spring-fed Privilege Creek flows thru the ranch for about 1,500 feet, with full control of both sides throughout. This creek is known to have visible flow in all but the most extreme drought conditions, and at present (6/23/11) still has deep water and visible flow from on-site springs. The creek forms an exquisite, natural swimming hole on this property, with crystal clear, deep water beneath travertine limestone cliffs and ledges. . . highly interesting!
A small spring originates on site, and several other small springs trickle forth from the limestone ledges overlooking the swimming hole. An attempt was made to impound water with concrete dam on this ranch, but the structure apparently washed under and failed. It is probable that this could be remediated, subject to analysis by dam-building pro.
A water well with electric submersible pump serves the HQs, and it is believed that sweet water is available at around 500 depth in this area. For further information on area groundwater, contact the Bandera County River Authority and Groundwater District at 830.796.7260.
LAND: The Privilege Creek valley lies on the southern edge of the Medina/Guadalupe divide, with striking views of the divide hills to the north, as well as the expansive river valley to the south, plus the distant hills beyond. This is classic oak/limestone/clay soil Hill Country, and this site is about 50% good clay loam soils, with the balance being low stony hills covered in oak/cedar/native grasses, and populated in viable numbers by deer (whitetail and exotic), turkey and songbirds.
Two elevated knolls overlook the owned clean fields below, each presenting several excellent potential homesites with distant views and seclusion. The total elevation change on site is about 120, rolling from north to south into the long, clean field that comprises the entrance to the ranch. There are scattered oaks, elm and other hardwoods, and several large pecan, sycamore and walnut trees are found creekside. Potential land uses include equine operation, orchard, hay production and organic gardening, due to the presence of relatively fertile, level soils.
IMPROVEMENTS: The site is adequately improved with functional structures and fences. An approx. 1,200 square foot, wood frame cabin serves as main dwelling at this time. It is clean and comfortable, and possesses 2 BR, 2 BA, nice rock patio and large, shady fenced yard. A concrete block well/storage house is nearby, as is a 2 story barn/shed approx. 30 X 40 and set of wooden gathering pens. Perimeter fences are fair to good, and there is some high fencing along one short stretch of boundary. The property has a nice metal gate entrance with custom ranch sign.
FINANCIAL/TITLE: Listing Price is $1,143,100, cash to Seller, who will provide current survey and basic title insurance. Mineral conveyance is negotiable. There are visible electric service lines crossing the property, no other apparent easements or intrusions. The property lies in the Bandera Independent School District, and 2011 ag-exempt taxes are estimated at $2,210.
SUMMARY: There is a lot of big ranch appeal in this little place, most of the attributes are found here except the rough, unusable, cedar-choked hills! This smooth place is ideal for the gentleman rancher or family looking for an affordable, usable package with significant live water. We know of nothing in the area to surpass it for value, appeal and usability, and hope you will consider a site visit if all of this speaks to you.
The information contained herein has been diligently assembled and is deemed reliable, but is not warranted by Broker or Seller, express or implied, and is subject to change, prior sale, errors and/or omissions and withdrawal from market. Buyers must verify accuracy of representations on their own, as well as investigate potentially pertinent natural attributes, laws and regulations, and draw their own conclusions regarding the usefulness and value of the property for a given purpose. SHOWN BY APPOINTMENT ONLY DO NOT TRESPASS.
Buyers brokers must be identified on first contact, and must accompany buying prospect on first showing to be allowed full fee participation. If this condition is not met, fee participation will be at sole discretion of LANDTX, David E. Culver, broker.
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