385 Cedar Springs Ranch Rd , Harper, TX 78631(Kimble County)

This is about 20 miles from both Junction (5,000 paved, lighted airstrip) to the SW, and prized Mason to the north, in the western part of the Texas Hill Country. Both of these communities have grocery stores, shops, medical clinics and restaurants. Fredericksburg is about 45 miles east (good hospital, extensive shopping/restaurants), Kerrville (university, box stores, many resources) is 45 miles southeast on I-10, and Llano is about 55 miles NE.

San Antonio (nations 7th largest city, international airport, major medical) is about 85 miles south, and Austin and San Angelo are both about 100 miles distant. This is a decidedly rural area, in big ranch country, not frequented by hordes of people. Cattle, sheep, deer and outdoor recreation rule this part of the Hill Country, and it is a rare, pristine zone that has much appeal to those searching for the feel of bigger country, yet still only 1.5 hours or slightly more from 3 large, vibrant cities, and 45 miles to the nearest Wal-Mart or Lowes.

WATER: A major feature of this premier offering is the superior surface water resources, including about 4 miles of both sides of the pristine James and Little Devils Rivers, both of which are fed by large springs, some of which are located on the ranch. Live Oak Springs, estimated at 250 gpm flow, is a landmark to the area, and gushes forth from a springbox near Mill Creek Road, carving a unique path through the limestone as it winds beneath rock outcrops to its confluence with the Little Devils River. This is one of the primary water sources for this stretch of river, which has never been known to go dry per locals.

There is reputed permanent surface flow on all but the first mile or so of James River where it enters the NW pasture, where the flow is strictly seasonal. It seeps out of the limestone into a series of water-lily lined rock holes that are floatable by humans and teeming with fish, in the NW pasture, and has a wide, rock/gravel bottom streambed.

It then crosses Mill Creek Road and is joined by outflow from Live Oak Springs, which substantially increases total flow and creates a riparian system that is expansive and dominated by Karst limestone features. This rugged environment is difficult to access, which is precisely why it remains so pristine. The number of European descendants who have seen the confluence of the James and Little Devils Rivers likely numbers in the dozens, not hundreds, and most of them were probably on a horse.

The stunning rock streambeds are up to 125 yards wide, and in some cases bounded by cliffs up to 100 tall, creating a mystical environment that is unique to this part of the Texas Hill Country. A number of floatable/swimmable holes are found, some perhaps up to 8 deep, all in unforgettable settings of seclusion and natural grandeur.

A large lake of up to 4 acres (when full) is located at the head of a highly interesting, spring-fed canyon, which is said to flow water all of the time, in beautiful, shaded settings beneath limestone cliffs. The creek includes falls, fern-lined pools and overhanging trees, in an exquisitely exotic setting in the center of one of the pastures.

There are several surface tanks that hold water seasonally scattered across the ranch, and the water system includes a total of about 8 wells with piping to several troughs. Groundwater for livestock is found at about 200 in this area, and there are high volume wells located in proximity to the ranch, see groundwater map. For further information on area groundwater, please contact the Hickory Underground Water Conservation District and/or the Kimble County Groundwater Conservation District.

LAND: A good variety of valleys, hills, creeks, rivers and plains comprises this classic Hill Country ranch, with elevation changes of close to 500 from top to bottom. It has historically been ranched for cattle and goats, and leased out for hunting. Both the ranching and hunting operations have been tightly managed, and an ongoing brush control program has resulted in high protein forbs and grasses for wildlife and livestock, note the strip clearing visible on the aerial photographs. Whitetail deer, turkey, dove, varmints, waterfowl and feral hogs are found in abundance here, and the hunting is rated as superior.

The ranch is divided by public roads into three primary sections, the South, Northwest and Northeast. The South section (Chimney Hollow, 3,432 acres) lies south of paved SH 385, and contains a mix of about 50% plains/bottoms and 50% hills/tops. The ridges are bisected by nice valleys containing good clay soil and large oak, elm, walnut and other hardwood trees, and tall native and introduced grasses and turfs. Hillsides are caliche clay with rock outcrops, and are primarily covered by cedar, Spanish oak and native grasses, while the tops are clay with rubble and rock outcrops, and boast outstanding long distance views in all directions.

The Northwest section (Rock Springs, 1,671 acres) lies north of SH 385, and is bounded by Mill Creek Road along its eastern boundary. The primary features of this tract include 200 tall Joy Mountain near its southern center on the highway, and the James River which flows through the northern portion for about 1.5 miles (about 1/3 of which has strong flow). The land is mostly gently rolling plains with scattered large oaks, roller chopped shrubs, and good stands of native and introduced tall grasses and turfs. Joy Mountain provides breathtaking views and scenic limestone cliffs, and the James River allows for fishing, floating and wading.

The Northeast section (Live Oak Springs, 2,240 acres) lies east of Mill Creek Road, and north of East Mill Road, and offers about 2.5 miles of both sides of two ever-flowing rivers, the James and the Little Devils. These rivers are said to possess permanent flow in this area, and several nice swimming/floating holes are delightful and refreshing. A large lake of 4 acres (when full) is present here, as is the aforementioned private spring creek. The land varies from gently rolling plains to river and creek breaks, with good cover of hardwoods present in most areas, and wide swaths of roller chopped shrubs. Views of the surrounding hills are outstanding, and wildlife is abundant.

IMPROVEMENTS: There are several dwellings located in the South section, including a residential compound with several carports, 3 houses, and room to sleep up to 8 or 10 people. These are of stone and wood construction and in good condition, with nice porches and shade trees. Another wood/stone ranch-style home is located nearby, and outbuildings are adequate for normal ranch operations. A good set of gathering and working pens is located here as well, and another small dwelling is located on the county road near the SE corner of the South section.

Other improvements include fencing and cross fencing, up to 8 water wells, several troughs, hunting shacks, sheds and electricity at strategic locations. Most of these improvements are in fair to good condition, and ranch roads are adequate but not topped and ditched, other than the main road to the headquarters area.

FINANCIAL/TITLE: Listing Price is $2,950/acre = $21,667,500. Owners will provide current survey and basic title insurance. Mineral conveyance is negotiable. There are no pipelines or large electric transmission lines on the ranch, and no neighbor easements to pass thru any portion thereof. The property lies in both the Harper Independent and Mason Independent School Districts is served by Pedernales Electric Cooperative and has estimated annual property taxes of $6809. This property is co-listed with Marshall Kuykendall, Kuykendall Land Co., 512.585.5565.

The property may also be purchased by the section, with the following breakdown:

South Section (Chimney Hollow) 3,432 acres at $2,250/acre

Northwest Section (Rock Springs) 1,671 acres at $2,650/acre

Northeast Section (Live Oak Springs) 2,240 acres at $4,250/acre

SUMMARY: Big Springs Ranch is a true legacy-type offering, including some of the strongest and most reliable surface water flow in the Texas Hill Country. If you seek real ranching and hunting country, with multiple drought-proof water sources, grand vistas and secluded yet accessible location, we welcome your inquiries and inspections. This is the first offering of this land outside of family in over 100 years, and is the most significant land offering presently in the area.

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 staff only. 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.