Simply put, this is the best live water value currently on the public market in the Texas Hill Country. The upper section of Bandera Creek, which flowed thru the Great Drought, features falls, shoals and shallow, fern-lined pools. Twin Springs is an exotic spring complex hidden away in classic Balcones Canyonlands, shaded by awesome giant hardwoods and flanked by rock ledges. Soaring ridges provide views to S. Texas, over wide, grassy valleys.
xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx
LOCATION: This interestingly-configured (think long barrel pistol) ranch is located on paved SH 462, about 4.5 miles south of the unincorporated village of Tarpley, home to a part time restaurant, small store and post office. It is about 20 miles to Hondo and Bandera, both offering restaurants, supplies, services and groceries. Bandera is quaint, and is known as ...
LOCATION: This interestingly-configured (think long barrel pistol) ranch is located on paved SH 462, about 4.5 miles south of the unincorporated village of Tarpley, home to a part time restaurant, small store and post office. It is about 20 miles to Hondo and Bandera, both offering restaurants, supplies, services and groceries. Bandera is quaint, and is known as the Cowboy Capitol of Texas.
Bandera - [link removed]
Hondo - [link removed]
San Antonio is located 45 miles SE of the ranch, and is the nations 7th largest city, and offers world class healthcare, airport, shopping and higher education. The area is composed primarily of medium to large working/recreational ranches, and the property shares a common boundary with the Hill Country State Natural Area to the east for about 2 miles. This park is renowned for its equestrian trails, and will not be developed. Primary area economic activities include livestock ranching, hunting and water recreation. Medina County - [link removed] Hill Country State Natural Area - [link removed]
The ranch lies in the contributing zone of the Edwards Aquifer, which the City of San Antonio is aggressively protecting by purchasing development rights. A number of significant area properties are subject to Conservation Easements, thus area development will be limited. Edwards Aquifer Authority - [link removed]
WATER: Strong-flowing Bandera Creek passes through the ranch for almost one mile (ownership of both sides), and did not stop flowing during the Great Drought of 2011. This creek is rock bottom, alternating from knee deep holes with fern-lined rock ledges to noisy riffles to gravel shoals. The scenery alongside this creek is relaxing and beautiful, and there are sites for possible small impoundments.
Twin Springs are found on the ranch, being part of the headwaters of Bandera Creek, and both maintained pools of water during the Great Drought of 2011. There are highly interesting, carved-out stone basins just below the spring, possibly attributable to Native Americans. This canyon is magical, with steep walls, huge burr oaks, walnuts, pecans, elm and sycamore. The thick, lush canopy is incredible, and the feeling of privacy is absolute.
The ranch also contains several seasonal stock tanks, and one that is spring fed. 5 water wells are located in different parts of the ranch, 4 are operational. Sweet water is found in large quantities at about 600 1000 feet in this area. Average annual rainfall is about 30 inches. For more information on area groundwater, check with the Medina County Groundwater Conservation District at 830.741.3162 or visit [link removed]
LAND: There are few area ranches possessing the geographic and biological diversity of BCR. The west end of the ranch, extending to SH 462, is part of the Hondo Creek bottom, with deeper soils and shallow water producing giant oaks, pecans and other hardwoods, giving it a park-like appearance. The are several wide, deep soil valleys scattered across the ranch, punctuated by soaring ridges and peaks which offer staggering views of the surrounding countryside to South Texas!
The valleys feature lots of large, healthy oaks, elms and other hardwoods, with some cedar, woody shrubs and solid stand of beneficial native grasses, including bluestems, lovegrass and sideoats grama. Primary shrubs include persimmon, mountain laurel and agarita. Forage, browse and cover are excellent for solid populations of whitetail deer, turkey, varmints and songbirds. Feral hogs and are observed regularly, and the overall hunting on this ranch is rated as very good. There are numerous, deep clay soil locations for food plots located throughout the ranch, there are ample opportunities to park out many more acres of valley land.
The eastern portion of the ranch is rougher and thicker, with lots of oaks interspersed amongst the cedar on the steep hillsides and tops. A very nice valley on the far east end of the ranch offers impoundment potential, and is the head of Twin Hollow. This wilderness area is penetrated by a single, rough road, and is loaded with wildlife, while offering ultimate seclusion and protection.
IMPROVEMENTS: BSR is nicely, but not overly, improved, with a nice log home of 4BR, 2BA offering comfortable quarters. This lodge is well appointed and maintained, with Saltillo tile floors, metal roof and large porches. The grounds are landscaped, and the home has a nice view overlooking horse pastures to the west.
The HQs compound also includes a clean, frame 2BR, 2BA foremans house, log garage, 7 stall horse barn, hay barn, garden, roping arena and stock pens. Everything is in pretty good shape, not run down, and ready to use. The overall look of the HQs is functional and organized, and well thought-out.
A nice, low key entrance allows for a tasteful presentation along the 2,200 of highway frontage, and the main ranch road, which penetrates most of the ranch, is in good condition. A hunting cabin with electricity, water & AC is located near the south line, at the end of a valley, and is comfortably habitable.
FINANCIAL/TITLE: Listing Price is $2,375/acre, or $5,491,000 . Sellers will provide current survey acceptable to title company, and basic title insurance, but do not own mineral rights. Title is believed to be fairly clean, other than pipeline easements and electric service lines (no large transmission lines). The ranch is located in the Hondo ISD, electric service is provided by Bandera Electric Coop , and current ag-exempt taxes are estimated at $6555 annually.
SUMMARY: Bandera Springs Ranch is one of most diverse working/recreational ranches available in todays market. It is suitable for a combination of ranching, equine activities, hiking/exploring and awesome hunting. The secluded location allows for ultimate privacy, though the nations 7th largest city is only 45 minutes away! We believe that BSR represents one of the best ranch investment opportunities we have seen recently, and anticipate much interest in the offering. If this speaks to you or a client, dont hesitate to call. . . we look forward to hearing from you and giving you a tour!
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. 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.