LOCATION: This extra-nice ranch is located on the south bank of the Blanco River, just south of FM 1623, about 3 miles west of the interesting, growing community of Blanco (supplies, restaurants, shops, services). Access is via deeded, fenced easement off of paved Trainer Wuest Road, which has a low water dam crossing of the Blanco River just upstream from the subject ranch.
This is about 29 miles from sizzling Fredericksburg (jet airport, world class shops and food, hospital, big box stores), 40 miles from north San Antonio and perhaps 50 miles to SW Austin. The Highland Lakes will be about 30 miles north, and Canyon Lake is about 15 miles SE. This is about as good as it gets, location-wise, for an easily accessible and enjoyable Hill Country ranch.
Blanco County has historically relied upon agriculture and hunting as the primary economic drivers, and retains a strong rural feel. ...
Blanco County has historically relied upon agriculture and hunting as the primary economic drivers, and retains a strong rural feel. Due to proximity to San Antonio, the nations 7th largest city, there is an increase in smaller tract rural development, indicating favorable long term economic upside for the area.
WATER: This ranch has about 3,000 feet of frontage on the clear, spring-fed Blanco River, much of which is deeper water due to dam on downstream end. This is swimmable, floatable, fishable water, up to 150 wide, with several excellent potential access points from the subjects shady hardwood bottom. This water has historically been strong and ever-present, but has gone dry twice in the past decade during extreme drought conditions.
Blasingame Creek, a pretty, spring-fed stream flows thru and along the edge of the property for over a mile, and has water in it much of the time. This creek is characterized by gurgling shoals and small holes, and offers possibility of impoundment. A large spring from a branch gushes forth up to 200 gpm on the ranch, and has never stopped flowing even during drought conditions, per historical data. This is a highly interesting riparian setting of solid rock bottom water surrounded by travertine cliffs laced with delicate water ferns, superb!
A water well with submersible pump serves the HQs area, and the above-mentioned spring is piped to other parts of the ranch. Livestock water is found at 200 in this area, and further information on area groundwater is available from the Blanco-Pedernales Groundwater Conservation District at 830.868.9196.
LAND: This ranch is easy on the eye, lots of gentle roll with sweet vistas, healthy hardwoods everywhere amongst scattered meadows. . .what a fine mix of open to semi open to thicker cover. Total elevation change is about 150, with the only steep areas being along the river and edge of river bottom hayfield.
Soils range from clay loam in the creek and river bottoms to stony clays in the higher ground, producing heavy stands of tall prairie grasses. There are several clean hayfields that have been harvested in recent years, and they are ringed by gorgeous forests of oak, elm, pecan and walnut. These forests provide cover for whitetail deer, turkey, exotics, songbirds and varmints, and the all-around hunting and ecology can accurately be described as very good.
Two major drainages influence the ranch, and most flows from west to east into the Blasingame Creek, which forms much of the western boundary. A branch enters the NW quadrant, and is the major drainage feature of the north end of the ranch, eventually giving rise to the aforementioned 200 gpm spring closer to its eastern confluence with Blasingame Creek. These drainages form rocky streambeds lined with hardwoods, and flow water in wet times. . . nice!
IMPROVEMENTS: The ranch has been well-improved and maintained over the past 20 years by the current owners. The main house comprises about 4,000 square feet, with 4 bedrooms and 3 bathrooms, and is of wood frame construction with stucco siding and composition shingle roof. This fine home is about 20 years old, and appears to be in good condition, and has porches covering some 1,500 additional square feet. It occupies a magnificent site overlooking the Blanco River valley to the north, and is nicely landscaped with a covered patio and outdoor cooking area nearby.
A newer guest house of about 1,300 square feet is nearby, featuring 2 bedrooms and 1 bathroom, built of wood frame construction with stucco siding and standing seam metal roof. A caretakers house of about 800 square feet comprises 1 bedroom and 1 bathroom, and is about 20 years old. A smaller creek house is apart from the HQs, about 700 square feet, and has not been used recently. It appears possible to sleep up to 15 or 20 fairly comfortably on this ranch if need be.
Other improvements include two nice large barns, cross fencing, water system, adequate interior roads and some other smaller outbuildings. The condition of most of these improvements is fair to very good, and they are considered a significant value-adder to this offering.
FINANCIAL/TITLE: Listing price is $9,500/acre, cash to Sellers, who will provide current survey and basic title insurance. Mineral conveyance is negotiable, and there are no known restrictions on the property. Access is via a short deeded, insurable easement from a public road. There are visible electric easements, but no other known encumbrances. The ranch lies in the Blanco ISD, and current ag-exempt taxes are $6,323.
SUMMARY: There are very few ranches combining manageable size, prime location, major league live water, solid improvements and recreational attributes to the degree of Circle A Ranch. This place is shined up and ready to use with the best of them, just waiting for a new family to step in and get with the program. If you want to be in the reach of both San Antonio and Austin, on the Blanco River, you will not find a higher-value offering in todays marketplace, end of story.
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. Viewing appointments scheduled with LANDTX.
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.
Search for detailed parcel information including; Elevation & Vegetation Maps, Ownership Information, Detailed Parcel Information, Crop History Map, Soil Survey Productivity Data, and more.
Research Parcel InformationHave an account?Sign In