INTERACTIVE MAP: An interactive map is included in this listing. The lot is labeled 16.03 AC. Text me for the link because the videos don’t seem to be working in this listing. Imagine yourself walking through the woods, down the trails, and picture your dream home in the proposed home sites. See the long driveway and imagine the trophy buck that steps out of the tree line into your view as you sit in the blind, or as you’re hiking. When viewing the map, the orange line is my entire property border. The lot for sale is divided by a white dotted line, which we’ll call the fence line. Listen to the walking commentary in all the videos that talk about the topography, flora, fauna, and history of the land clearing project as you get to see several virtual walking tours, and to prepare you for a tour in person. Click on the Camera Icons to see current pictures of that exact location. Click on the red Camera Icons to see walking video tours.

WHERE: Located in Spring Branch, Texas, this extremely rare wooded parklike acreage is in the exploding ever-popular Comal County. Smithson Valley 5A High School attracts quality families that are looking to send their kids to this prestigious school with its famous football program and academics. Just 15min from an HEB Plus, it still feels like the middle-of-nowhere. Surrounded by large acreage tracts, the closest home to this lot is 7200’ away. Extreme privacy, long hilltop views over the valley, quiet stillness, clean fresh air, dark nights, great wildlife, active deer paths; connection to the earth and its Creator comes easily here. You could explore every day and each day you’d have a new experience. Many friends and visitors have commented how well they sleep here and how magical the peace is, under dark starry night skies, as coyotes howl far away, and stillness accompanies fresh clean air and a spiritual calm.

NO HOA: No ugly subdivision. No ugly letters from an HOA hag. There’s freedom for your soul when you finally break free of that bondage always lingering over your head, watching your every move. You’re free to build whatever you want, and live however you want on your own land, and if walking around butt naked is your thing, go for it. The combination of NO HOA, all the highlights above, and the info below, is very hard to find. I can’t even imagine the agony of living in a subdivision fish bowl. Remote ranches, owned by a handful of neighbors sharing a private dirt road, all spread out across thousands of acres, that’s living well.

RIVER PARK: You have access to our private river park on the Guadalupe with no homes in sight along the river. This is a coveted part of the river on Rust Falls, with exclusive access, for tubing, fishing, or launching a kayak. I’ve been a river guide along the Guadalupe and it’s spectacular for clean water and remote scenic floats from upstream down to a take-out point.

WILDLIFE EXEMPTION: for those not familiar, a Wildlife Exemption is a coveted tax status providing great relief to the property tax burden. It is not an easy status to obtain and is far superior to an Agricultural Exemption, in my opinion, because it does not require the landowner to maintain livestock or crops, which pretty much make you a slave to the land, unless you lease it to a farmer, but I digress and it doesn’t matter. Wildlife Exemption requirements are easy to fulfill, and since your land is already exempted, you don’t have to have Ag for the required five years before even applying for Wildlife Exemption. The hard work and required years to obtain Wildlife Exempt Status have already been done for you.

BUILDING SITES: Several huge flat home sites (proposed) are already selectively cleared for you to come create a vision for your building site. Cleared by the owner by hand with a crew of men with saws, working on foot, no trucks or heavy equipment tore up the native grasses. So now it looks like a park instead of a construction zone. All the cut brush was carried by hand and burned, so there are no ginormous brush piles marring the beauty like some other lots for sale. By removing only the Ashe Juniper (cedar trees), what’s created is a gorgeous landscape of mature large desirable trees to build your home, barndo, playscape, garage, workshop, and barns around. Be sure to watch the walking tour videos by clicking the red camera icon in the interactive map.

POINTS OF INTEREST: Two narrow valleys run through the lower part of the property adding very interesting topography to explore and hike. The Ridgeline Trail winds through the trees to the Enchanted Forest, which is a narrow valley filled with huge Live Oaks with Spanish Moss that hangs long beneath the canopy. Some mornings bring a foggy dew that hangs in the valley, and when the sunbeams penetrate in shafts down through the canopy and hanging moss, it creates a mystical magical forest. You’d almost expect to see elves in the forest. Walking along the Ridgeline Trail puts a hiker’s eyes higher into the canopy as the tree’s trunks extend from the valley below, giving a unique perspective, and the whole experience invites one to linger, to sit and be at peace, to watch for the stirring of critters below, or to be adventurous and explore the hillsides. Along the Ridgeline hike, you’ll happen upon the eternally smiling Happy Face Rock, a naturally occurring limestone formation that looks like a happy creature welcoming hikers. The Dam Trail leads explorers over a natural rock dam in the river bed of an adjoining small valley. Be sure to watch the walking tour videos by clicking the red camera icon in the interactive map.

PRIVACY/SECURITY: Since this land is at the dead-end of a two-mile private dirt road, you’ll hear no traffic at all on your property border except the four friendly neighbors that have their ranches also in the last part of the road. Huge tracts of land on all sides of the homesite clearings ensure nobody will be building anywhere near your property for decades. From the dirt road, your own driveway carries you through landscaped clearings, past the Pecan Grove, far up the hill into your own sanctuary of peaceful solitude. Be sure to watch the walking tour videos by clicking the red camera icon in the interactive map.

HUNTING: The long driveway makes a perfect Sendero (hunting lane) for bow/rifle hunting, and is frequented by a very healthy White Tail population. Other ranches farther away get hunted every year, but the few ranches nearer this property do not hunt, so the land is a low-pressure area where the deer migrate during hunting season. The deer visit daily when I keep a feeder, especially during season, but I haven’t bothered to harvest any deer. That’s why they like it here. You can hunt if you want but all of us neighbors agree not to invite additional guns onto the land or heaven forbid, allow a freakin lease. There’s not much in the deed restrictions, but I think there is a clause that says no hunting leases. Again, it’s your right to do whatever, but I do hope you won’t over-hunt, which means no more than a handful of gunners in season. That aint a rule, just a courtesy. I think it’s generally accepted amongst civilized folk that small acreage holders (under 200ac), should only take enough meat to feed their immediate family. We all know that A-hole neighbor on two acres that shoots every day during season and lures all the good bucks away from the much larger adjacent ranches that they have been feeding all year. Don’t be that guy or you might find your property lines high-fenced. We also get a good number of wild pigs that are extremely good clean eating. I like to trap the pigs during off season when they’re not being fed that crap corn, so the meat is grass fed, lean, naturally organic.

HISTORY/HOMESTEAD: About 15 years ago, the previous stewards of this land discontinued the leasing of the land for cattle grazing, likely because the underbrush became too thick. Prior to that there were cattle fertilizing the land for generations. The land is largely untouched for over 100 years, it became too dense to even walk on, and only recently have I meticulously cleared and made the land useable again. It took almost a year for me to turn this raw land into a gorgeous parklike setting that now the neighbors envy. From the moment you drive up to the land entrance on Rust Rd, you’ll notice the parklike setting and inviting beauty. So for the first time, this land is made available for purchase, to imagineer your new homestead lifestyle. You’ll be my neighbor, and I’m a very talented man to know when planning a homestead.

COMPS: Other lots are available around here, but they are part of housing subdivisions. Yes, you can find some 5-20 ac lots, but you’ll drive down an asphalt paved road and see ALL your neighbors, and you might as well just live in town. True freedom to walk your property unseen by others is very rare. It’s that dirt Rust Road, love it or hate it, that keeps the traffic and riffraff away. It’s that dirt road with a dead end that ensures nobody that doesn’t belong comes down that road and it adds a high level of security. Country songs we love are written about living on a dirt road in the country. It’s a rare privilege. Just get a basic $39 monthly membership at the car wash in Bulverde, or I prefer Wash Tub and I run through every time I’m in town. Dust problem solved.

PLANT LIFE: The entire lot is heavily wooded with large Live Oak, Red Oak, Pecan, Elm, and Persimmon Trees. Natural clearings are flooded in sunshine where wildlife graze on golden native grasses. No part of the property has been overwhelmed by the Texas Prickly Pear so common in the Hill Country. There’s just enough TPP to invite you to harvest the pears for jam when they turn purple in the summer/fall, and they have large beautiful yellow flowers in spring/summer. If you search, you’ll find a small TPP growing in a tree! There’s no awful Mesquite, no poison ivy/oak, and no invasive Mustang Grape Vine to deal with. There is also none of the dreaded Oak Wilt in this region of Texas. On a side note, you may notice the oak cuts in pictures and videos are not spray coated. This is an area of great misunderstanding. Oaks have a way of sealing themselves within a few hours of being cut, eliminating the arduous time-consuming task of spray sealing them artificially and leaving an unsightly paint stain. Spray sealing is never really complete anyway, some cut is always missed, especially at this scale. So spraying is mostly a false sense of security if there is indeed a risk of Oak Wilt spread. Spread occurs in a fresh cut when a certain beetle is actively flying from property to property at certain moderate temperatures in summer. Avoiding that time period temperature range is the secret to cutting safely without spray sealing. In the dead heat of summer, and in colder times, that beetle is not active.

Getting back to Plant Life, Dark green spongy moss covers the ground in places on the higher elevation, around the borders of natural clearings, making a delicate fauna that adds to the wonder and beauty of the land. I feel this moss thriving here is an indicator of the purity of the air and soil. Blue Barrel Cactus are very small and are a delight when occasionally found here. I like to pot them as ornamentals. Of course, there’s lots of native Texas wildflowers and Bluebonnets in spring/summer that attract the pollinators that keep our ecosystem alive. All of the pictures in this listing were taken early February while everything is dormant, and just after a hard freeze, so the pictures are a bit drab. This place springs into abundant life and color in the spring/summer/fall.

WILDLIFE: I’ve seen them all here on this land. White Tail Deer, Rio Grande Turkey, Bobcat, Ring-Tail Cat, Armadillo, Opossum, Racoon, Coyote, Grey Fox, Wild Pigs (no Javalina). I’ve seen what I think might have been a Cougar track, but I cannot confirm that; their range is very large. You’ll see more wildlife on this lot than I see on mine since my lot is patrolled by big alert dogs. Of course there are snakes, all of them. But in the last year of scouting and working these woods, I’ve only seen two harmless grass snakes. I own snake boots, but quit wearing them, no need. We get all the native and migrating birds as well. There a lot of bright red Cardinals, flighty Hummingbirds, and curious Chaparrals (Road Runner), and even seasonal Painted Buntings will visit your feeders. My wife watches them and has identified a few dozen bird varieties from her chart. The trees are filled with happy birds singing songs to their Creator, and it lifts one’s spirits.

ACTIVITIES: on this land there’s not much you cannot do, but there are some options that you might not have on other land, namely a ZIP LINE! Oh yeah! The slope and especially the valley offers a unique landscape to make a very fast long professional zip line. All your friends will be begging to come play! I have been a Zipline Guide before in another of many lives, and I’ve consulted with a company that provides plans and supplies for serious ziplines, so you know you’re making it safe, and you can customize it to the thrill level you desire. Also available on this land would be the opportunity to make your own hunting lanes, rifle/pistol range, skeet range, archery range, hiking/biking/motorcycle trails, tree houses, chicken enclosures, livestock pens, horse shelters, observation decks, picnic table areas, valley exploration trails, mini bouldering with kids, and use your imagination. Limestone rock shelves and outcroppings offer rugged beauty, dimension, and interest to the land, as well as a playscape for children, teens, and child-like adults to explore.

NEARBY: at FM311 go left, you’re headed to New Braunfels, Gruene, San Marcos, Austin. Go right, you’re headed to Bulverde, San Antonio, or Blanco, Boerne, or Luckenbach. We have historic dance halls and small-town attractions in every direction. Nearby Bulverde is very small but it has Walmart (ugh) and a new HEB Plus (yay!), several Vets, Home Depot, and all the chain restaurants you can stomach, plus a few good restaurants the locals frequent. Right around the corner is a local fave, Sandra’s Restaurant. Canyon Lake is nearby, and full of water again (yay!), perfect for swimming, kayaking, sailing, boating, wakeboarding, fishing, and SCUBA diving (it even has a SCUBA park). Sunrise kayaking from Boat Ramp #1 to the dam is breathtaking and exhilarating, before the boat traffic stirs up the lake, and as the morning dew hovers just above the water, and the fish are jumping. If you’re up for a backroad ride on the scooter, Bandera is the Cowboy Capital. While you’re on that scooter ride, head to Leakey to thrill on some of Texas’ best twisty backroad rides and jump in the Frio River. Yep, you guessed it, I’m a motorcycle guide too, mostly for ADV-class riding. Need big town stuff? San Antonio is only about 35 minutes down the newly completed big, wide Hwy 281 and you can jet in there right quick to grab essentials then get outa that place back to your retreat. Austin isn’t far either, with some gorgeous backroads to get there. There’s way more than I could possible mention nearby. It just doesn’t seem all that is so close to this land when you’re here so remotely, where there’s no sign of it. It’s the best of all worlds- good schools, nearby shopping, diverse culture in all directions, no HOA fish bowl, dark, quiet, secluded, private, secure, remote, yet so darn convenient.

UTILITIES: PEC provides power, water is available by well. Wells dug on my adjacent lot are very productive, not too deep, have never gone dry, and are always cold clear good water from the amazing limestone Edwards Aquifer. \

DRIVEWAY CONSTRUCTION: Click on the red Camera Icon in the lower right corner, it will take you on an 18 minute walking tour of the entire entrance and driveway along the 1882’ southern border, which is also a observation/hunting lane. From the watershed (in the video) and beyond up the hill, the plan is to employee a local gentleman that runs a giant rock grinding machine to grind the embedded boulder tops into a caliche/ground limestone driveway all the way to the top. This will enable you to drive any vehicle, trailer, or RV to your parking spots near proposed Homesites. We can discuss options on this, and I will wait to start this project until a Committed Buyer has a chance to choose the exact route. The whole project can be done in three days.

TOURS: Pictures just don’t do it justice, you have to walk this land, and experience it to begin to experience its beauty and the refreshing it brings to your soul. Connection to the earth and its Creator comes easily here. You could explore every day and each day you’d have a new experience. Many friends and visitors have commented how well they sleep here and how magical the peace is, under dark starry night skies, as coyotes howl far away, and stillness accompanies fresh clean air and a spiritual calm.

If you’d like to see this land then you need to be a cash buyer or have a prequalification letter. Forgive me for not having time to give tours to those with no ability to buy. Definitely bring your hiking boots, some water to carry, and give yourself at least two hours. Do not come here in a hurry, or in your flip flops, or with your pet, or small children. Your guided tour of the land will be a rigorous walking tour, not a leisure riding tour. I’m happy to talk to your Buyer Agent if you have one, but I do not pay their commission. This is a FSBO property with no Listing Agent. And no, I’m NOT interested in having a Listing Agent, thank you. I live and work on the ranch and am available most times. Call ahead for an appointment only tour.

Chris 512.518.0408