FM 1155 & South Meyersville Road , Chappell Hill, TX 77426(Washington County)

Access: The property is specifically located at the northwest corner of F.M. 1155 and South Meyersville Road. The public road frontage is extensive with frontage along three sides (0.87 mile of frontage along the west side of paved F.M. 1155 and approximately 1.76 miles of frontage along South Meyersville Road which is gravel surface). Interior access is considered good over typical ranch roads. There is an all-weather road which leads from South Meyersville Road to the headquarters.

Land Features: The property has gently rolling land with commanding hilltop views. New Year Creek meanders through the property. Elevations range from 174 feet along New Year Creek to several hilltops in excess of 250 feet. The highest elevation on the ranch is 298 feet in the south-central quadrant. There are a number of potential hilltop home sites. Approximately 70% of the property is cleared native and improved pasture with approximately 30% being bottom land or drainages with heavy hardwood tree cover. Common hardwood varieties include live oaks and pin oaks, cedar elm, native pecan and hackberry. There is limited cedar. Underbrush includes yaupon and some palmettos. Tree cover in the bottoms and drainages is dense old growth. The wooded areas provide cover for wildlife including white-tail deer and wild hogs.

Flood: A portion of the property is in the 100-year floodplain. This relates to the bottom land and the drainages. There are many areas outside of any floodplain.

Soils: The soils range from sandy and clay loam soils in the more elevated areas to clay in the bottoms. The soils are conducive for growing native and improved grasses for cattle and weeds and forbs for wildlife.

Water: New Year Creek is a flowing year-round creek which bisects the heart of the ranch in a north/south direction. There are seven stock tanks. With the rolling land and clay lined drainages, the opportunity exists to construct sizeable lakes. There is one equipped electric water well with an electric submersible pump and pressure tank which provide water for the house. The water well at the headquarters is reportedly 285 feet deep and is equipped with a new electric submersible pump (2008). There are two artesian water wells which are not equipped and two old hand-dug water wells which are not in use. Presently, the property has no rural water service.

Ranching: This is strong cattle country. Presently, the owner has a commercial cattle herd and grazes approximately 87 animal units on 455 acres. Ranch ownership will increase the number of cattle on this acreage by 20 head in the near future for a total of 107 animal units. The typical stocking rate is or one animal unit per 4.25 acres. The balance of the ranch is leased for grazing based on a short term agreements. The cattle are not included in the offering.

Wildlife: The property has typical wildlife for Washington County to include white-tail deer, wild hogs, quail, doves and seasonal waterfowl.

Fencing: The ranch is fenced and cross fenced with standard height fences. There is a large set of cattle pens at the headquarters to accommodate the number of cattle on the ranch.

Improvements: The ranch has a headquarters constructed in the late 1970's to mid 1980's. Improvements with square footage by Washington County Appraisal District include the following.

• Two Bedroom/Two Bathroom Ranch House - Approximately 3,341 square feet of living area of brick construction on a concrete slab foundation with a composition shingle roof. The three story house was constructed on a high hill in 1979 overlooking the rolling Washington County countryside. The house has central heat and air conditioning. The kitchen features upper and lower wood cabinetry with a tile countertops and backsplash. There are double ovens, a dishwasher and a pantry. The den has a brick fireplace with elevated hearth. The bedrooms are upstairs with the master bathroom having a jacuzzi tub and shower. The bedrooms have balconies. The third level is a game room.

• Brick/Corrugated Metal Garage - 2,492 square feet of building area with 432 square foot enclosed tool room. The building has four roll-up garage doors and enclosed tool room and storage area. This building is well constructed and has a good deal of storage capacity. The building was constructed in 1986.

Minerals: Subject to outstanding mineral and royalty interests, seller will convey 40% of Seller’s interest in the mineral estate along with surface control. The mineral estate is not currently leased.

Easements/Encumbrances: Electricity is provided by Bluebonnet Electric Co-op. There is no oil and gas production on the ranch. An Old Ocean pipeline easement bisects the northwest corner of the property. There are no other pipeline easements to our knowledge.

Leases: The ranch will convey free of any long-term leases. The property is leased on a short-term basis for grazing and hunting.

Taxes: The ranch qualifies for ag use exemption. The property is in the Brenham Independent School District. The 2008 ad valorem taxes are $5,065.69 or $4.89 per acre.

Personalty: No personal property is being offered in this sale except by separate treaty from the real estate.

Comments: This ranch is located in an “ultra hard to find” large ranch area within 60 miles of Houston. The ranch boasts of high gentle hilltops offering panoramic views. The investment and development potential of this property are exceptional in relation to the Houston market. The mineral position is also favorable for a new owner.