WATER: The main event here is clear-flowing, spring-fed water in the form of the Pedernales River (ownership of both sides for 2,000’) and ever-flowing Cottonwood Creek (ownership of both sides for 1,800’). The Pedernales is wide and rock bottom in this area, punctuated by limestone outcrops & bathtubs, with unique, carved flow paths amongst the rocks. The river holds bass, catfish and bait fish, and has holes up to chest deep, perfect for swimming, fishing and floating. The river is a private river, unique in Texas, thus outside boating and floating traffic is minimal to zero, and is easily accessible on foot throughout its length on the property.

Several large pecan trees are found on the water’s edge, allowing for shady relaxation while enjoying the cool, clear river on a hot summer day. On a recent visit, this observer saw bass up to 3 lbs., and catfish up to 5 lbs., cruising amongst the boulders in countless small, deeper holes.

Cottonwood Creek is a strong-flowing creek regarded as “permanent.” A chest-deep swimming and fishing hole is located adjacent to the lodge, beneath scenic limestone cliffs and large, oak shade trees. The creek creates fascinating flow paths thru solid limestone as it winds its way to the Pedernales, and an old concrete dam creates a small impoundment.

There are two known water wells on site, one serving the residential compound, and the other serving an older set of pens near the ranch entrance. Groundwater is known to be available from the Trinity and Glenrose aquifers in

this area from depths of 300 to 600 feet. For further groundwater information, contact the Blanco-Pedernales Groundwater Conservation District.

LAND: The gently rolling land has relief of about 180’, and is pierced by several small draws in addition to the Cottonwood Creek. Soils range from clay loam to clay with scenic limestone outcrops, and there are mottled limestone cliffs along many of the draws. A clean field of about 10 acres was once used for hay, and still has coastal Bermuda patches within it.

There are several knolls on the ranch offering outstanding vistas of up to 20 or more miles, mostly to the south, and exposure to cool summer breezes from the SE is excellent. Vegetation includes 47 species of trees, shrubs and vines, as well as 34 grasses and 132 species of forbs (weeds & flowers). Primary trees are liveoak, post oak, sycamore and walnut, and the look of the landscape is fairly manicured and shrub-free, though agarita, persimmon and mesquite are scattered about.

The rolling, amply-covered ground provides excellent habitat for and viewing of whitetail deer, turkey, a few dove and various and sundry varmints. The livestock carrying capacity of this ranch is about one animal unit/35 acres, and there is enough smooth ground in two areas to keep horses pastured if one so desired.

IMPROVEMENTS: The ranch is adequately improved, featuring a nice wood/stone lodge of 6 BR, 3 BA, with nice back patio/firepit overlooking swimming hole on Cottonwood Creek. This lodge has been nicely remodeled, features contemporary appointments and appliances, massive fireplace, and is clean and usable without further renovation.

A 2 car garage lies nearby, with shop and utility room, also newly remodeled. This compound is served by a well with submersible pump, is fenced and landscaped, and served by a private, paved road from the electric gate entrance. An older set of working pens lies near the ranch entrance, and is served by a well of unknown depth. The ranch itself is perimeter fenced, with the river fenced off, and several pasture roads provide adequate coverage.

FINANCIAL/TITLE: $8,950/acre, cash to Sellers, who will provide current survey and basic title insurance. Mineral interest is negotiable, and the property will be sold subject to a Conservation Easement or commitment, with sensible restrictions designed to preserve the natural and rural characteristics of the ranch and general area. There are three known pipeline easements passing thru the ranch, all active, and an electric distribution line passes thru the front of the ranch. The ranch is located in the Johnson City School District, and is under agricultural tax valuation with current property taxes estimated at $5,348.

SUMMARY: There is not a more reasonably priced, aesthetically pleasing, big-water ranch with this close proximity to the exciting State Capitol of Texas. The area is destined to be a premier cadre of protected conservation ranches, forever preserving the natural heritage and stunning viewsheds of the endless hills. The opportunity is now, the price is recently reduced, the property is turn-key. . . so COME ON!

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. This is a co-marketing project with Land/Water/Sky, viewing appointments scheduled with LANDTX, 3% fee to Buyer’s broker/agents.

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.