LOCATION: This ultra-sweet spot is located in the prized area of Upper Turtle Creek Road, on a paved private driveway shared with several other landowners, about 8 air miles from downtown Kerrville (hospital, jet airport, university, services, shops, supplies). This is 60 miles from San Antonio (nations 7th largest city), and about 100 miles from Austin (State Capitol). The address is 570 Downing Road.

The area is composed of high end showplaces with large homes, several smaller tract subdivisions and large private ranches, and adjoiners to this site are mostly 100+ acres and well-heeled. Primary rural activities include hunting, livestock ranching, water sports, birding and camping. For more information on Kerr County and Kerrville, please go to ([link removed]) and ([link removed]).

WATER: Tomas Creek passes thru the ranch for about mile, and about 2/3 of the way thru, a large complex of heavy-flowing springs emerges and issues forth about 40 gpm into one of the most awesome, deep clear lakes known in the area. These springs are renowned as being drought-proof, and surviving area ranchers will readily testify to that.

Spring Lake covers about 3 acres, and lies in one of the most spectacular water settings weve seen. Backed by limestone cliffs on one side, the cool lodge is landscaped into the opposite bank, facing the cliffs, with total privacy and serenity. This lake is over 20 deep, and is host to unusual aquatic life including freshwater jellyfish! Huge bass and catfish are harvested regularly, and one can literally cast from the house patio!

Scuba diving is another treat, as caverns are found under the lip of the bluffs that open up into fresh air cavities nice! Owner reports siting of catfish in the deepest depths as big as a mans leg. Other lake activities include springboard diving, boating, kayaking and floating simply sublime!

This property also features a spring-fed creek that originates on site, with drip flow said to be virtually year round. This riparian zone is mostly undeveloped, and offers potential for possible additional water impoundment. Groundwater in the area is spotty, though large wells exist within 1.5 miles of subject. Subject is watered from the lake only. For more information on area groundwater, contact the Headwaters Groundwater Conservation District at [link removed] or call 830.896.4110.

LAND: This is typical Edwards Plateau limestone Hill Country, featuring land that rolls gently (for the most part), creating hills of 150 200 high. These hills offer sweeping views of the surrounding countryside, and offer splendid view homesites for one so inclined. Soils are mostly stony clays, with small patches of bottomland along the creeks, and native tall grasses have thrived since the removal of the majority of the cedar on the ranch.

Tree cover consists of liveoak, shinoak and Spanish oak in the uplands, with some walnuts and sycamores along the creeks. The overall look is refined and clean, and the relative absence of cedar is quite refreshing. Plenty of shrubs are found, including agarita, persimmon and mountain laurel. The area is loaded with whitetail deer, turkey, exotics and some varmints, and waterfowl is often found on Spring Lake seasonally.

IMPROVEMENTS: A nice lodge of about 2,000 square feet is nestled on the banks of Spring Lake, with cool rock patio bulkheaded into the shoreline along its length. This recently updated structure includes 3BR, 2BA and includes storage facilities, parking area, huge fireplace and nice views of the lake from many locations.

FINANCIAL/TITLE: Listing Price is $9,546/acre = $2,800,000, Seller to provide basic title insurance and survey. Mineral ownership is unknown. Three neighbors have access thru the ranch, one down the west side, and two thru the center, though the latter users are rarely seen. There are visible electric utility lines, but no other known easements. The property is served by Bandera Electric, is located in the Kerrville Independent School District and pays ag-exempt taxes of approx. $2,700 annually.

SUMMARY: If you seek the strongest, spring-fed water feeding into a deep, clear lake in a sublime setting, make this a must-see! With convenient yet secluded location on pavement, useful and upscale improvements, clean looking land and nice neighbors, this is the ultimate Kerrville retreat. Drought-proof water is becoming more sought-after by the savvy land-seekers. Dont miss this opportunity to see the real deal!

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. Viewing appointments scheduled with LANDTX. SHOWN BY APPOINTMENT ONLY DO NOT TRESPASS.

Buyers 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.