IMPROVEMENTS: There are 2 main houses and 3 cabins on the property. Underground utilities have been run to each structure so there are no power lines obscuring you views! and There is also a nicely improved road that leads to each. The 3 cabins have a great rustic feel to them and have been well maintained. The cabins are thoughtfully spaced out, not right on-top of one another giving them a nice relaxing private feel. Each cabin has a sizable front porch, full bathroom, living area and Kitchen space. The cabins would be a great place to host guests on the property or be a potential source of income if desired. The Lower House is far enough away from the cabins to feel separate. The house over looks a small circular stock tank and is well positioned to take in the views. The house was constructed around 2003 and is 1387 sq ft and has 3 bedrooms and 2 full bathrooms. The house is of modular constriction built with lumber and has cement board siding built to stand the test of time. The upper house has an amazing view out the South side of the property that over looks the undeveloped Montag Valley. The house has 2322 sq ft, was built in 2007, has 4 bedrooms and 3 full bathrooms. There is a nice open feel to the house and a split floor plan gives you good privacy. The master bedroom suite is delightfully large and must be seen to be appreciated. The house is of Modular construction also built with lumber and cement board siding built to last. If you are looking to construct your dream home on the property that is another build site on-top of the hill that already has underground electricity run to it and a well near by and has virtually 360 degree views. You will need to see it to appreciate it.

EASEMENTS: None

TOPOGRAPHY: As you enter the main gate on the North side of the property you over look Montag Valley as you continue South you gently dip down into the lush valley and cross a wet-weather creek that meanders through the property. There is some great opportunity for water capture in the wet weather creek. The southern Half of the property is dominated by a gently sloping saddle that leads up to a mesa on top of the hill. There are some amazing un obstructed views from this usable mesa. You can look over your entire property to the North and to the South you can look at the entire Montag Valley that leads to Cypress Creek.

TAXES: Ag Tax Evaluation in place

LIVE WATER: Wet weather Creek

WATER: There is a nice small stock tank next to the main house on the lower side of the property

MINERALS: All owned if any convey

TERRAIN: The land has a wonderful mix of terrain. There are plenty of hardwood trees scattered through out the property to include Live Oak, Spanish Oak, Pecan, and Cedar Elm. Several portions of the property have been well groomed and have had many of the cedar trees removed providing plenty of breathing room for the other hardwood trees to flourish. There are 2 distinct pastures that provide a great place to graze livestock or run a few horses. The ranch is easy to drive around with the nicely improved roads. There are 2 main home sites and a sight at the front of the property with 3 Cabins. Each sight has been selectively cleared and has been well maintained. The land has a great feel to it and the perfect mix of open and wooded space. The area around the property is nice and peace-full and all the properties are well maintained. You are far enough from the highway that you do not hear any residual noise creating a wonderfully quiet experience. The county maintained road leading up to the property is paved and well maintained. So any vehicle can get to the property with ease.

EXEMPTIONS: Ag

WELLS & TANKS: There are 2 water wells that service the property. Both function well and are being used for drinking water. We have data on one of the wells. It is located on the Hill and services the upper main house, 420' Deep/ 20-25 GPM

WILDLIFE: There is an abundance of wildlife for your viewing pleasure on the property. All the standard native Hillcountry species to include White Tale Deer, Rio Grande Turkey, White-wing Dove along with a few non native axis deer. There is plenty of cover to hold in the game on the property and there are several large acreage low fenced neighbors, so the game can freely roam. The bird watching is also fantastic some of the species include painted buntings, red tailed hawks, a variety of wood peckers and much more. -11/9/2021