LOCATION: This excellent ranch is located on FM 165, about 10 miles west of Dripping Springs (restaurants, supplies, groceries, amenities), or 10 miles NE of Blanco (restaurants, supplies, groceries). Johnson City (restaurants, supplies, groceries, courthouse) is about 15 miles NW. This near-perfect location is about 35 miles each from Austin, San Antonio and the Highland Lakes area (world class amenities, etc.), and about 45 minutes from prized Fredericksburg.
The area is known for showplace ranches, with scattered large tract subdivisions. The adjoiners to this site include an approx. 1,000 acre family ranch along the west boundary, a large tract, heavily restricted subdivision to the north, a showplace 732 acres across the highway and a couple of 100+ acre family ranches to the south. With the best proximity to all Hill Country amenities, the site location is regarded as excellent...
The area is known for showplace ranches, with scattered large tract subdivisions. The adjoiners to this site include an approx. 1,000 acre family ranch along the west boundary, a large tract, heavily restricted subdivision to the north, a showplace 732 acres across the highway and a couple of 100+ acre family ranches to the south. With the best proximity to all Hill Country amenities, the site location is regarded as excellent.
WATER: A major league lake of 7.5 acres is located in a stunning setting in the northern valley of the ranch, and it has been observed to be drought-proof, maintaining a depth of over 20 feet and a surface area of 7 acres during the dry spell ending in 2006. This is, without question, one of the finest lakes in the Hill Country, and offers boating, floating, swimming and fishing in a secluded setting surrounded by cliffs and towering ridgelines. The lake record bass is 9 lbs., and there is a swimming/fishing floating dock allowing good access.
The big lake is fed by underground springs, though there is one known surface spring below a header ledge that trickles all of the time down a fascinating canyon into a small, fern-lined grotto and pool. There is one good water well with sub pump on the ranch, and the Glenrose formation is found at about 350', and the Trinity is about 600', both providing potable water, though some treatment systems are usually required for iron and other metals.
LAND: This is some of Blanco County's finest, rolling countryside, with promontory ridges punctuated by verdant, spring-fed valleys some 175' below. Distant vistas from oak-shrouded hilltops heighten the Hill Country
experience, and adobe clay hillsides are lush with native tall grasses. The valleys are deeper, loamy soils, with potential for improved grasses or food plots, not to mention orchards or other specialized uses.
Vegetation includes liveoak, Texas oak, walnut, redbud, sycamore and cedar, with shrubs of agarita and persimmon. Introduced grasses include Wilman lovegrass, KR Bluestem and Kleingrass. Indiangrass, little bluestem and native turfs produce quality forage for livestock and wild game, and the forage has been thoughtfully managed for at least a decade.
Much of the ranch has been under cedar control, and the result is a clean, manicured appearance with thick stands of grass in many areas, though several areas of cedar break remain to provide cover and shelter for wildlife. The ranch is home to whitetail deer (130+ class), wild turkey, squirrel, songbirds and a few dove. Varmints include ringtail cat, raccoon, opossum, rabbit and fox.
IMPROVEMENTS: The ranch is nicely improved, with clean, functional structures, good road infrastructure and the aforementioned lake. Buildings include a foreman's-type home of stone/wood/metal roof with 3/1.5 and nice porch, and is in good, livable condition. Outbuildings include one hay barn, one metal implement barn and several other assorted sheds and storage buldings. All are clean and in usable condition, and several have concrete flooring.
The entire ranch is mostly high fenced. Water crossings have oversize pipes and are reinforced with masonry or concrete, and the dam has a nice, stone/concrete spillway.
FINANCIAL/TITLE: Asking $8,950/acre, cash to Seller, who will provide current survey and basic title insurance. Seller will convey 50% of owned minerals and all executive rights. Known title matters include an unused ingress/egress easement over short edge to an adjoiner. The property is under ag exemption, and the 2007 taxes were around $1700, and the site is located in the Johnson City School District.
SUMMARY: There is not a better valued offering of this quality in this area, period. Curly H Ranch offers the full line of the best of the Hill Country ?
big vistas, lush valleys, beautiful hardwoods, big water and tasteful improvements ready to use today with no extra work or investment required. The location is second to none, with easy access to everything Hill Country in 45 minutes or less, including two of the nation's most desirable metropolitan areas ? Austin and San Antonio. Study the offering closely, come for a tour. . . then make the sensible choice for your family investment that will provide enjoyment and value for generations. . . ownership of Curly H Ranch!
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.
Buyer's 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.