LOCATION: This fine ranch is located 8 miles SW of Johnson City on paved Flat Creek Road in an area of medium to large working/recreational ranches. This is about 50 miles from the edges of both Austin and San Antonio, 20 miles from prized Fredericksburg and the Highland Lakes, and about 200 miles from Houston. Restaurants, groceries, livestock supplies and most basics are found in Johnson City, and the nearest hospital is in Fredericksburg.
Adjoiners range in size from 25 acres up to 700 acres, and the famed Bamberger Ranch Preserve, Selah, is clearly visible to the south and east. Primary land uses in this area include horse farms, orchards, hunting, hay crops and cattle & goat ranching. There are very few small tract subdivisions in this area, and several larger area ranches are protected to some degree by conservation easements.
WATER: This wonderfully varied, refined ranch...
WATER: This wonderfully varied, refined ranch is rated top-shelf in several categories, with the main event being ½ mile of both sides of strong-flowing Rocky Creek, a major drainage of the area. This rock bottom, spring-fed creek flows even in drought conditions, and is reported to have only gone dry once in past 29 years of ownership by current owners.
Rocky Creek is an excellent source of water-based recreation, having gurgling falls, flow-carved “bathtubs,” long deep holes and gravel shoals. Bass and perch are observed routinely, and there is one deeper hole suitable for floating. Several ideal, shady picnic spots are created by lazy oaks & elms, and the entire length of the creek bottom is ideal for trail riding on horseback.
Another good seasonal creek crosses the ranch, and features a stunning, tiered waterfall that tumbles into a fascinating, shaded swimming hole. This creek is a smaller version of Rocky, and winds its way beneath an enchanting canopy of healthy hardwoods to its exit point. The upper part of this creek’s drainage includes two large stock ponds, one of which never goes dry and is stocked with game fish. This large pond is situated in an exquisite, secluded basin and is surrounded by majestic oaks, plus has its own fishing pier.
Overall, the ranch is well-watered, with four wells having submersible pumps (not all used), plus one windmill. One of these wells is said to be capable of producing over 60 gpm per owner. The water system is extensive, and is
capable of providing ample stock and wildlife water as well as irrigation water for landscaping.
LAND: The ranch falls from a 1,650’ oak-shrouded hill to the east down to the 1,400’ Rocky Creek streambed to the west. There are gentle undulations throughout, and the views from the high point are stunning, and encompass hills some 20 or more miles distant. The dirt itself is mostly clay-type soils typical of the area with very few rock outcrops, and about 50% of the ranch is capable of being planted in crops or high yield grasses.
There is a total of 60 acres in improved grass varieties of coastal Bermuda and Klein grass, and much of the rest of the ranch has healthy stands of native grasses and turf. The property has historically carried 35 animal units, much more in good rain years.
Another feature of this ranch is its outstanding manicured appearance, having large, scattered oaks over much of the rolling countryside with very little cedar to be seen. Mature live oak, post oak, Texas oak and elm are the primary hardwoods. Along the creeks, sycamores and walnut are mixed in.
This ranch is loaded up with whitetail deer, and a heavy horned 10 point buck was seen on a recent visit. It is not uncommon to see herds of 10 or more dashing through the tall grass and scattered trees, as visibility is excellent. Rio Grande turkey are another ranch fixture, and there are excellent turkey roosts along the creek bottoms. Dove are spotted frequently, and the usual mix of varmints enjoy the lush landscape and tree cover as well.
IMPROVEMENTS: The ranch is highly and tastefully improved, and dwellings can sleep up to 21 according to owners. They include a 2,300 sf, 3 BR, 2 BA, very comfortable ranch house in excellent condition which is the centerpiece of a beautifully landscaped and clean headquarters area. There are two 735 sf guest houses about 4 years old, Hill Country chic-style overlooking a fenced swimming pool and separate concrete sport court area.
Another nearby home currently occupied by tenants comprises 1,050 sf, is of rock construction, has charming yard and porch, and is in good condition. The ranch foreman’s home is also about 1,050 sf, is of wood frame construction, and is clean and very livable.
The ranch headquarters area also includes two animal sheds, concrete block carport/shop/feed room, hay barn, welded pipe working pens with squeeze chute, garden/orchard, washer/dryer house, deck with hot tub, and is neat and
clean in appearance. Giant oaks and pecans provide shade and protection for this functional layout.
Implements and accessories that are also included with the sale are 7 deer stands & feeders, 1991 Chevy ranch truck, Mazda ranch truck, Ford tractor with loader, rock rake, spray rig, shredder, digger, box blade, forklift and disk. All furniture in guest houses, plus most furniture in main house is included with sale as well.
GENERAL: One can drive over 100% of this ranch in a two wheel drive car, and have a viewshed of at least a couple of hundred yards in every direction at all times except in parts of the creek bottom. The look and feel is clean, refined, useful and safe, with just enough wild and mysterious to satisfy the urge to explore in most anyone. Several visits have resulted in sightings of impressive white tail bucks, turkey broods, bass leaping in ponds and absolutely no hog signs. Fat cattle graze peacefully in lush, grassy fields. . . mountain ranges loom in the background. . . .the effect is classic and highly desirable.
As cliché as it might sound, this one truly has it all . . . . private, big live water, healthy oak savannah, monster views, useful but not pretentious improvements, much productive and manicured land, plus a bulls-eye, dead-center of the best the Hill Country-has-to-offer location. A final, very important feature is the availability of a hard working, honest ranch manager & wife (great cook) to stay on with new ownership if the fit is right. Need we say more?
FINANCIAL: $4,750,000, cash to Sellers, who will provide basic title insurance and current survey. Mineral ownership is believed to be close to 100%, and owners wish to retain 50% owned. Information contained herein is deemed reliable, but is not warranted by Sellers or Broker, express or implied, and is subject to change, errors and/or omissions, prior sale and withdrawal from market. Buyers are urged to verify representations on their own, and draw their own conclusions about the usefulness or value of the Property for a given purpose. SHOWN BY APPOINTMENT WITH LANDTX ONLY – DO NOT TRESPASS. Thanks for your consideration.
Buyer’s 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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