LOCATION: This neat little place lies about 25 miles west of Fredericksburg on a quiet, paved country lane, in an area of farmsteads and ranches that is delightfully rural. Driving distance is 13 miles to Harper (groceries, feed, limited supplies), 17 miles to Kerrville (hospital, big box stores, many restaurants) and nearby Fredericksburg is a mecca of fine restaurants, shops and interesting culture. San Antonio is about 60 miles SE, and Austin is about 90 miles east.
Neighbors range in size from 10 acres across the street to 200 acres, and the area offers farmsteads with a few cattle and horses, up to larger ranches offering managed whitetail deer and exotic animal hunting. The feel of the area is clean and productive, and this site offers excellent curb appeal.
WATER: The property is watered by an Edwards-Trinity well with submersible pump, believed to be about 200’ in depth, w...
WATER: The property is watered by an Edwards-Trinity well with submersible pump, believed to be about 200’ in depth, which serves the headquarters compound. There is a seasonal creek passing thru the site, with a permanent spring located in one section that always holds a small pool of water. For more info on groundwater and water wells, contact the Hill Country UWCD at 830.997.4472, or at their website.
LAND: The site is a clean rectangle, with the eastern end fronting on the paved county road for about 1,100’. As stated, the road frontage is appealing, with oak-studded pastures and clean field land providing eye candy. The terrain gently rolls into the central drainage, with a rise and fall of about 80’ from top to bottom, and there are good views of the surrounding Hill Country. Soils range from rocky clay to slightly deeper clay loam closer to the drainage, with limestone outcrops along the creek bed. These soils support adequate stands of native grasses, forbs and shrubs, and there is a small food plot near the primary drainage.
Hardwoods include several types of oak, and coverage varies from fairly thick, to beautifully scattered motts, to open glades. Vegetation provides excellent habitat for whitetail deer, turkey, dove and songbirds. Varmints include fox, coon, ring tail cat, skunk, opossum and bobcat. This would be a great place to roam with a 22 caliber rifle on a warm, summer evening.
IMPROVEMENTS: The site is nicely improved, and is currently operated as a “guesthouse-type” vacation rental when not used by owners (recent income has been about $13,000/year). The home is a charming, log-type lodge of 3BR, 3BA, and encompasses about 1,800 sq. ft., and is situated in a grove of mature oaks, with outbuildings to the rear, accessed by a crushed limestone base, all-weather road. This home is delightful, with country features and homey feel accentuated by tasteful decoration and accessories. A roomy living room and dining room allow for ample entertainment space, and a real fireplace greets guests as they enter the dwelling. Some furnishings and accessories will be included with sale.
The master bedroom is actually on old log cabin that was brought on site separately, and features a bathroom with claw foot tub and nearby shower. This home will sleep 8 fairly comfortably, and is surrounded by porches, with nice fire pit and patio area in rear. The xeriscaped lawn areas often offer shelter for whitetail deer, and hummingbirds frequent several feeders strategically placed, and there is a functional outhouse and outdoor shower as well.
Outbuildings include an implement shed and storage buildings, and the layout of the HQ area is well-designed for efficiency of use and access. Other improvements include adequate ranch roads, a nice pipe entrance and road front fencing, and perimeter fencing of good quality, including one side deer proof.
FINANCIAL/TITLE: Asking $1,200,000, cash to seller, mineral rights negotiable. Seller to provide current survey and basic title insurance. There are tasteful restrictions in place and general telephone, electric easements. The property is located in the Harper School District. 2008 taxes were $2575 and the ranch is under an agricultural tax exemption.
SUMMARY: If you are looking for a well-located, rural farmstead, with easy access to all of the best of the Western Hill Country, please consider a tour of this offering. The manageable size, charming improvements and useful recreational attributes combine to make the 6-M Ranch a solid opportunity for the family looking to make an affordably-sized investment in this sought-after area. The added benefit of rental income makes it all the more sensible!
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 “Oak wilt is known to exist in the area and has been treated/remediated on site.”
. 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.
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