15577 Farm to Market 32 , Blanco, TX 78606(Comal County)

It has become very hard to find quality land this size within reasonable distance of major metropolitan services. Head Mountain Ranch is located off Hwy 32 between Fischer and Blanco in Comal County, very near the Blanco County line. Its the best of all worlds when you are so close to Canyon Lake, Blanco, New Braunfels, Wimberley, Johnson City, and an easy drive from Austin or San Antonio. Specifically, the ranch gate is approximately 9 miles from Hwy 281 at Blanco and 21 miles from Wimberley. Austin Bergstrom or San Antonio airports are each about an hour away for convenient travel. The ranch has about 180 feet of frontage along Hwy 32 with the main body of the property off the highway to provide a feeling of privacy and seclusion and without the highway noise that normally comes with being on the highway.

Head Mountain Ranch has an incredibly diverse topography featuring the second highest peak in the area and also lush fields and groves. The term rare cannot be over used in describing this property because it is absolutely rare to find this kind of diverse land. The main feature and namesake is Head Mountain and provides amazing 360 degree breathtaking views. From this rare hilltop, you can see the lighthouse tower (almost 25 miles) away in Johnson City looking north and Canyon Lake looking south, along with other famous view landmarks such as the Twin Sisters Peaks. This majestic table top sits at approximately 1,473 feet elevation and is only outdone by sister peak Big Head Mountain located nearby. If you are looking for a one of a kind home site that will dazzle then this is it!

Most high elevation tracts with big views also come with rocky terrain and less desirable soils. Not this one! Dropping off of Head Mountain you will be amazed at the quality of deep fertile soils and lush pastures. There are approximately 50 acres in improved pastures with Klein Grass, Bluestem, native, and some Coastal grass. Even during the current drought these fields are lush and green. You will also find that from just about anywhere in the fields you will have breathtaking views.

You will not see many properties with as many quality trees. Head Mountain Ranch has an abundance of giant heritage oaks and fascinating Cedar Elm groves that create a special beauty. The current owners have done just the right amount of clearing to show off the potential. The fields are clean of cedar regrowth and numerous oak mots have been cleared of cedar. A grove of giant Cedar Elms have been cleared of undergrowth and provide a magical feel of Sherwood Forrest! There is one small pond (currently dry) and multiple dry creek beds that are believed to provide excellent surface water or lake development opportunities.

Improvements: There is a +/- 5,000 sf (100x50) ranch headquarters barn, a new metal building built as good as they come. The barn features a 16x20 covered RV pad with hookups and also 12 deep wrap around porches. The barn has designed living quarters and roughed out plumbing/electrical for the new owner to finish as desired. This will make for an exquisite and functional Barndominium of around 1,700sf living quarters with 1 bedroom and 1 bath. Additional concrete was added to support a masonry fireplace if desired. This design can be easily utilized or modified by the new owners as preferred.

There is a new Aerobic Septic system with an 800 gallon main tank and 500 gallon drop tank for second building area. The water well has been updated recently (2022) with a super high quality filtration system including Whole House Reverse Osmosis and UV Light Filtration. The system includes a 2,500 gallon water storage tank.

The land has been improved with new crushed rock roads and selective clearing for a park like atmosphere. There is presently a Wildlife tax Exemption in place for lower taxes. Three potential building areas have been analyzed with tree surveys and soils analysis. Current owners are offering to pass along these studies as well as the current Wildlife Management plan to help the new owners. A new boundary survey is currently being completed and will be provided by the sellers.

Did we mention that this is a rare find?!! The current owners have shown this land a lot of love so in addition to the outstanding views, location, improvements, and landscape, this property offers a unique spiritual quality that is tranquil and settling. You will feel it when you enter the gate and you must see this property in person to fully appreciate the abundance of qualities. Come quickly before this one is gone!

Head Mountain Ranch is offered exclusively by West Pole Land and Ranch Team, Keller Williams Realty. All showings must be accompanied by Broker scheduled with advance appointment only. Please do not enter the property unaccompanied.