1459 PR 1649 , Hico, TX 76457(Bosque County)

Summary: Just minutes north of the historic, bustling town of Hico, Texas, you'll find the Duffau Creek Ranch. This wonderful combination use property has been owned, operated, and enjoyed by the McDonald family since the late 1970s. The "farm" holds many fond memories that span multiple generations and include farming, hunting, fishing and swimming in the creek, skipping rocks, climbing trees, planting and working a garden, and just good old country living. Memories that the family will continue to cherish, but they are now excited for the next chapter of this property's story to be written, and it is our privilege to offer their beloved property "For Sale". The ranch features that highly sought- after live water that you've been looking for along with gently rolling terrain, excellent hunting and recreation, end of the road seclusion, good proximity to the DFW metro area, Waco, and Austin, and is simply a great place to put down roots and call home, or lay stake to your long-awaited retreat in the country.

Location: The property is located in northwestern Bosque County and southeastern Erath County, approximately 5 miles northeast of Hico, ~1 hour 45 minutes southwest of Dallas, and 1 hour 20 minutes southwest of Ft. Worth. The physical address is 1459 PR 1649, Hico, TX 76457.

Terrain: The property is situated in the southern portion of what is known as the Western Cross Timbers sub-ecological region of North Central Texas, and typical of this area the property features a nice mix of wooded acreage, open improved and native pasture, and cultivation. There are approximately 10 cross fenced pastures, which include 32+/- acres of cultivated land (oats/wheat), 65+/- acres of improved pasture, and the remainder being unimproved native pasture and wooded areas. The land features 90'+/- of overall elevation change as a gently sloping plateau runs through the property from north to southeast separating the Duffau Creek and Camp Branch watersheds on either side. Tree cover primarily consists of post oak and elm with scattered live oaks along with some cedar/juniper, mesquite, bumelia, sumac, elbowbush, and hackberry.

Water: The main water feature on the property is the Duffau Creek, a limestone bottom live water creek and major tributary of the Bosque River in this area. The Little branch of Duffau Creek and Big branch of Duffau Creek converge a little over 3,000' north of the ranch which is ideal as the property benefits from the gathering of both of these watersheds into one as "Duffau Creek" prior to it flowing into and through the property. There are long holes of crystal-clear water, perfect for all types of recreation, and in places there are limestone ledges that allow you to walk right along the water's edge. Another great feature of this creek is that it runs through the property rather than being a boundary, which essentially doubles your creek frontage from roughly 2,200' to 4,400', as you can take advantage of and enjoy owning along both sides of this meandering body of water. Similarly, Camp Branch a seasonal creek carves its way through the northeast portion of the property for approximately 2,800' and is also owned on both sides, aside from a couple of areas where it curves out near the east property boundary. In rainy weather, Camp Branch will carry a lot of water and can be another good source of water for wildlife and livestock. In addition to the creeks, there is one stock pond on the property. One water well serves the home, bunk-house, and barn, and is also piped to three concrete freshwater troughs in the pastures. A fourth trough is also in place, but is currently not operational.

Wildlife/Hunting: The ranch has only been lightly hunted in recent years and offers an abundance of wildlife and great habitat. The collection of reliable water sources, plentiful cover, and desirable forbs, browse, and grasses seem to keep the deer population interested and frequenting the property, and some of the best Rio Grande turkey hunting you'll find anywhere is right here along these creeks. There is also plenty of hogs, coyotes, fox, the occasional bobcat, dove, and even some duck when the season is right.

Roads/Fences: A good all-weather gravel road leads in from PR 1649 and into the heart of the ranch to the improvements. The many interior roads and trails are unimproved but provide easy travel throughout the property. Exterior and interior fences range from excellent to poor, and currently appear to be holding livestock.

Minerals: Owners are believed to own some minerals and are negotiable on conveying some minerals with an acceptable offer. The buyer will assume responsibility and expenses associated with a mineral ownership report if one is desired.

Structural Improvements: A farmhouse is located on the property at the end of the gravel entry road and offers approximately 1,600 sf of living space and would easily make a great hunter's cabin or fixer-upper project. Just a short walk or drive from the house you'll find a ~384 sf bunkhouse with combined living/kitchen/bedroom and separate bath. There are also multiple old barns, sheds, and grain bins on the property.

Utilities: United Cooperative Services provides electric service with lines in place on the property.

School District: Hico and Iredell Independent School District

Easements: Aside from the typical electric utility easement that services the property, there are no known easements encumbering the property or providing access to neighboring landowners. Subject to title search.

Property Taxes: The property is currently ag-exempt and annual property taxes for 2021 were approximately $2,541.68.

Asking Price: $2,750,000 ($7,986.52 per acre)

Contact:

Bret Polk, Agent

254-965-0349 mobile

bret@

Broker & Commission Disclosure: Buyer's Agent/ Broker must be identified upon first contact with Listing Broker/ Listing Agent and Buyer's Agent/ Broker must be present at the initial property tour in order to participate in the real estate commission. Commission splits will be at the sole discretion of Hortenstine Ranch Company, LLC.