Johnson City, TX (Blanco County)

Cypress Mill is regarded as the most pristine and untouched area within commuting distance of Austin, and the jaw-dropping viewshed of the Winkler Vista Ranch is one of most unspoiled in the area. The 940 acres has about 2 miles of frontage on the paved country road, which is little used, and a very scenic, relaxing drive through the uncluttered hills. The 3 offered tracts (see below) each have at least mile paved frontage as well.

WATER: The ranch boasts several sizable stock ponds which hold water during wet years, and which could be cored and sealed to approach ?permanent? water retention status. The largest covers several acres when full, and the drainages flow/seep nicely during wetter times. Each offered tract offers at least one decent site for additional impoundments.

Groundwater is sporadic in the area, but generally available at depths of less than 200' (Ellenberger sand), and a well on site tested in 1980 at 327 gpm. A well near the SE corner of the ranch tested at 100 gpm. There are several wells scattered across the ranch, some with submersible pumps. For further information pertaining to groundwater, please contact the [link removed].

LAND: The lay of the overall ranch and the tracts is superb, with 200' of fall from the high points of the NW generally to the SE, offering exquisite SE exposure, panoramic vista homesites. There is little exposure to lands north, and the southern exposure encompasses the fabulous Pedernales River valley and distant hills beyond, much of which is protected from dense development by Conservation Easements (in particular thousands of acres to the immediate south and west).

Each offered tract includes a giant vista homesite overlooking manicured, coastal Bermuda pastures below. These elevated ?fingers? are interrupted by deep soil drainages populated by giant oaks and elms, offering excellent habitat for wildlife and songbirds. A relatively high % of this ranch possesses deeper clay soils, ranging in color from orange to dark brown, with few rock outcrops. Think hay, horses and native tallgrasses!

Whitetail deer and Rio Grande Turkey are routinely observed on site, and the usual roster of varmints (rabbits, fox, squirrel, bobcat, etc.) reveal their presence thru tracks and occasional sightings. Waterfowl will find the ponds in wet years, and the nicely wooded glades provide perfect cover and sustenance for songbirds. Dove are observed on most visits, and hawks and owls are known to inhabit the ranch as well.

A hallmark of this ranch (and tracts) is several clean fields of coastal Bermuda grass, from which hay has been harvested in recent years. These fields lie mostly along the Cypress Mill Road frontage, and some are sprinkled with giant live and post oak trees. Additional lands with better soils lay dormant, waiting for active new owners to put them back into productivity. It goes without saying that these areas are perfectly suited for the horse enthusiast, and are nicely visible from elevated homesites just to the north.

The ranch has been well-managed historically, and there is practically no cedar to be found anywhere! Only in the past few years has use decreased, and overall condition of soils and grasses appears to be good to excellent. Woody shrubs such as agarita and persimmon are present, but not dominant. Overall, this is a clean-looking ranch that is exceptionally easy on the eyes.

IMPROVEMENTS: This ranch has no improvements other than several water wells, fencing and cross-fencing (poor to fair), adequate interior roads and the aforementioned seasonal stock ponds. Three sides of the ranch are high fenced! Electricity is readily available in several locations, and there are a couple of livestock gathering stations that have not been in service in recent years.

FINANCIAL/TITLE: Asking $6,850/acre, and owner has authorized all reasonable offers to be presented and negotiated! Seller will provide basic title insurance and current survey, mineral rights are negotiable. The 940 acres can be split into no more than three parcels. There are visible electric utility easements (no transmission lines). The ranch lies in the Johnson City

School District, and estimated 2009 taxes are $2524.

SUMMARY: If you happen to be looking for scenic, clean usable land in the shadow of the State Capitol at a high-value price point, it behooves you to inspect Winkler Vista. This is one of the most solid offerings of quality real estate in the area, and the whole and/or divided parcels all offer monster-view

homesites overlooking improved grass fields in a setting and area that will likely remain relatively pristine and uncluttered for the foreseeable future.

For a combination of productivity, wildlife, stunning homesites and the best location, Winkler Vista beckons you for a visit. There is not a higher value offering in the area, and the time to strike is now, as this is a fresh offering priced right with all the trimmings and committed seller. Thanks for your time and consideration, and we hope to make your acquaintance soon.

Photos depict scenes from entire Winkler Vista Ranch, but are not specific to the divided tracts, all of which have very similar aesthetics and other features.

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. This is a co-listing project with Mike Luigs-Broker (phone-512.914.5058) viewing appointments scheduled with LANDTX, 3% fee to Buyer's broker/agents. SHOWN BY APPOINTMENT ONLY ? DO NOT TRESPASS.

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.