2,450 Acres in Comstock, TX - $2,438,975
DRASTIC REDUCTIONS APPROVED TO SELL NOW!
Coldwell Banker Commercial Southwest Partners and Ranch Locators of Texas are proud to represent STAG LEAP at Comstock Ranch. Stag Leap is Doe Run and Antler crossing combined.
It is conveniently located just 30 miles from Del Rio with deeded access directly from US Highway 90. Comstock Ranch is available in five offerings
(1) Comstock Ranch with 5,719 acres. Priced to sell now at $3,145,945 with 2.5% BBC.
(2) Deer Haven with 3,269 acres. Previously priced at $3,922,800 REDUCED BY $668,511. Priced to sell now at $3,254,290.
(3) Stag Leap with 2,450 acres. This is Doe Run and Antler Crossing combined. Previously priced at $2,940,000 REDUCED BY $501,025. Priced to sell now at $2,438,975.
(4) Doe Run with 1,650 acres. Previously priced at $1,980,000 REDUCED BY $337,425. Priced to sell now at $1,642,575.
(5) Antler Crossing with 800 a...
(5) Antler Crossing with 800 acres. Previously priced at $960,000 REDUCED BY $163,600. Priced to sell now at $796,400.
2.5% buyer broker commissions paid on all offerings!
PROPERTY WEBSITE
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HIGHLIGHTS
(1) Comstock Ranch spans 5,719+ acres, 3+ miles paved frontage, 350+ elevation changes, significant draws/valleys and grasses, forbs and brush in excellent shape.
(2) Continuous surface water for livestock and wildlife is provided by a spring near the headquarters and wells are scattered throughout the Ranch.
(3) Rustic 1920 era headquarters with 1,548 SF, mobile home, 2,400 SF of storage, new deer blinds with corn feeders and fences in fine working order.
(4) 1,500+ estimated deer population plus an array of wildlife including javalina, dove, scaled quail and turkey on the entire property.
(5) 32.2 mi. to Del Rio providing a range of services, dining, private airfield, regional air service, shopping, healthcare and entertainment.
(6) Enviable quality of life with a low cost living, low crime rate, low density and moderate weather.
(7) At a 10-mile radius, key wealth indicators substantially outperform the County and Texas. 90% higher growth than Texas in after tax income, 61% higher growth than Texas in average household income, 78% higher growth than Texas in households with at least $250K annual incomes.
(8) The Val Verde County economy is very stable estimated at $1B+ in 2009, projected to grow $70M annually and more recession resistant than the State of Texas.
CONTACT INFORMATION
Call 979.421.9996 to contact any member of the listing team to set up an appointment, request additional information or answer any questions.
2.5% BUYER BROKER COMMISSION
A buyer broker MUST be disclosed with the buyers first communication with CBC for the buyer broker to be eligible for the buyer broker commission.
A buyer broker does NOT have to accompany their buyer to any showings of The Comstock Ranch.
STAG LEAP
It includes extensive frontage, great hunting terrain, continuous water and an estimated deer count of 642 (prorating the 1,850 ranch estimate based on the ratio of the acreage in this offering to the acreage in the total ranch).
The opportunity to acquire 2,450 prime hunting acres on the nationally known Comstock Ranch for under $3M, with a possible 25% owner 2nd and 2.5% buyer broker commission suggests this offering will not last long!
COMSTOCK RANCH
The Comstock Ranch is a classic West Texas ranch with old ranch home headquarters. It has good water, rolling scenic terrain, and outstanding habitat for the region.
Jack Holman, Broker and Wildlife Management Expert comments Not only does the Comstock Ranch have the highest deer density I've ever seen, it has twice as high of a deer density I've ever seen. They were all in good shape!
(1) Acreage.
5,719.90 acres.
(2) Frontage.
About 3.01 miles on Texas Highway 163.
(3) Topography.
The Comstock Ranch elevations range from 1,538 to 1,901. The property has rolling terrain with the exception of two or three prominent hills near the center of the ranch on the northern part of the tract. A couple of significant draws/valleys drain towards the east.
(4) Grasses, forbs and brush in excellent shape.
With no livestock, the grasses, forbs and brush are in excellent shape. Typically, ranches in this region have been significantly overgrazed by goats and sheep. As you might expect, a rested ranch attracts a lot of deer and wildlife.
(5) Hunting.
Over abundance of deer including trophy quality plus an array of wildlife such as javalina, dove, scaled quail and turkey.
(6) Deer sanctuary, population and health.
As might be expected, a rested ranch offers a sanctuary for most of the deer in the area.
(7) Deer density.
Based on a mobile spotlight count in the summer of 2008, density is estimated at one deer per 3.4 acres or a population of approximately 1,540! Mr. Holman comments The deer density is higher than any ranch I've ever seen in my lifetime!
(8) Water.
The Ranch benefits from 2 very nice ponds, springs and wells. The ponds hold water about 50% of the year. Continuous surface water for livestock and wildlife is provided by a spring near the headquarters and wells scattered throughout the ranch.
Water is NOT a limiting factor as confirmed by the number and health of the deer population.
(9) Water rights.
All water rights convey. No royalties are currently generated.
(10) Minerals.
The owners do NOT believe they have minerals. At closing, the owners will convey any mineral rights owned.
(11) Ag exempt.
Yes to the best of our knowledge. There are a dozen cows and a couple of horses on the property. These are allowed mainly to keep the Ag tax evaluation intact. The livestock is owned by a local rancher that keeps an eye on the place, game feeders full, etc.
(12) Ranch Headquarters buildings.
The Ranch is anchored by a traditional West Texas style headquarters built in 1920 with 1,548 SF. The headquarters home has 3 bedrooms and one bath. It was constructed using local quarried stone. It has a metal roof. It has a 150 SF screened porch and a 50 SF patio. The headquarters area is framed by a stacked stone wall using the same local quarried stone. Almost 90 years old, it is rustic but still very comfortable and functions perfectly as hunter's cabin. Additional sleeping quarters are provided by a mobile home that conveys with the property.
(13) Headquarters storage building.
The Ranch has a 2,400 SF metal storage building based on a 40 by 60foundation. The building was built in 1981. It has a 20+ ceiling height with floor to ceiling sliding metal doors at each end of the building. It has a cement floor and is in very good condition.
(14) Headquarters area.
The Headquarters are nestled in a small valley. Nearby are some large pecan trees. Pecan trees are living in this arid region only because of their proximity to a spring. The spring produces water even during the most severe droughts in the last 60 years.
(15) Other Ranch improvements.
There are numerous new deer blinds with corn feeders. Fences are old but in fine working order. All Ranch improvements convey unless specifically excluded in writing.
LOCATION
(1) Proximity to Comstock and US 90.
From the Texas Highway 163 main entrance it is 2.6 miles to Comstock.
(2) 32 minutes to suburban level services and a private airfield.
Del Rio provides a range of services, dining, private airfield, shopping, healthcare and entertainment.
(3) National Parks and Recreation areas access.
10 mi. to Amistad National Recreation Area, 21 mi. to Parque Natural La Amistad, 24 mi. to the International Amistad Reservoir and 182 mi. to Big Bend National Park.
(4) Regional access.
101 mi. to Uvalde, 184 mi. to San Antonio, 207 mi. to Laredo and 219 mi. to Odessa.
(5) Airport access.
32 mi. to Del Rio Regional (DRT) with Continental Airlines commuter service to Houston Bush Intercontinental (IAH) and 189 mi. to San Antonio International (SAI). Modern private air service and facilities are available in Del Rio.
(6) Interstate access.
82 mi. to Ozona at Interstate 10 eastbound, 118 mi. to Sonora at Interstate 10 and 143 mi. to Junction at Interstate 10 westbound.
QUALITY OF LIFE CONSIDERATIONS
Greater Del Rio offers an enviable quality of life with a low cost living, low crime rate, low density and moderate weather.
(1) Low cost of living.
The Del Rio area 2008 est. cost of living is 22% below the US average.
(2) Low crime rate.
The Del Rio area 2007 crime rate is less than 2/3rds of the national average of US cities (Del Rio score of 209.7 compared to 320.9 for US city national average).
(3) Temperate weather.
Throughout the year, average temperatures range from the upper 30s to the upper 90s. In December and January, low temperatures are in the high 30s/low 40s with highs in the low 60s and an average temperature in the low 50s. Summer peaks in late July/early August with lows in the mid 70s, highs in the high 90s and average temperatures of about 85.
(4) Density.
Val Verde Countys 2009 density is 15 persons per square mile. Within a 30-mile radius, the 2009 density is 40 persons per square mile compared to 566 per square mile in Greater Del Rio. In 2009, Val Verde County is about 18% as dense as the US, 16% as dense as the State of Texas and about 20% as dense as El Paso County.
TAXES
We estimated 2009 property taxes on this offering at $5,570.
This is based on dividing the acreage in this offering by the Comstock Ranch acreage and multiplying the result by the estimated taxes for Comstock ([2,450 acres / 5,719.9 acres] * $13,003.54).
2008 reported taxes are $11,821.40. We increased 2008 by 10% to estimate 2009 property taxes on Comstock Ranch at $13,003.54. The Comstock Ranch currently has an Ag exemption on several tracts.
Consult your tax advisor regarding your expected taxes.
DISCLOSURES & COPYRIGHTS
Coldwell Banker Commercial Southwest Partners is a wholly owned franchise of Alexander Tiffany Southwest, LLC. Analysis is preliminary, based on proprietary systems and models, is time sensitive and based on assumptions-stated and unstated. Graphics are only renderings. Measurements are only estimates. No warranties are expressed or implied. All content is protected by copyright laws, is only for prospects or legal representatives, and should not replace buyers own due diligence and analysis. Any other use is prohibited.
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