This legendary ranch once belonged to Fred Gipson, famed author of the classics Old Yeller and Savage Sam, who died in the old house overlooking the river in 1973. The area is steeped in legend and lore, and activity related to the infamous HooDoo Wars was said to have taken place at the foremans house on this ranch. The area is chock full of old graves, artesian wells and springs, and has supported humans for many thousands of years.

Ranching, hunting and outdoor recreation are the area hallmarks, and sizzling Fredericksburg (box stores, hospital, jet airport, high-end shopping & dining, growing wine industry) is 35 miles south. Austin and San Antonio (international airports, major universities, industry, medical centers) are both within 2 hours of this mini-powerhouse.

Property address: 1070 Tullos Lane, Mason, Texas 76856.

ECOREGION: TOAM is located in the ecoregion of the Llano Uplift. The Llano Uplift is also known as the central mineral region. Although surrounded by the Edwards Plateau region, the Llano Uplift is distinguished by its unique geology. Home to some of the oldest rocks in Texas, the central mineral region contains unique minerals and rock formations. The region is characterized by large granite domes, such as Enchanted Rock near Fredericksburg. Rainfall averages about 24 to 32 inches per year, peaking in May or June and September. The landscape is rolling to hilly and elevation range from 825 to 2,250 feet above sea level. Soils are predominantly coarse textured sands, produced from weathered granite over thousands of years. Native vegetation consists of oak-hickory or oak-juniper woodlands, mesquite-mixed brush savannah, and grasslands. The woody vegetation may consists of plateau live oak, honey mesquite, post oak, blackjack oak, cedar elm, and some black hickory present depending on aspect and habitat. Flora normally found in the deserts of West Texas, such as catclaw mimosa and soaptree yucca, also occur on dry sites. Ashe juniper and Texas oak are generally absent from the Llano Uplift. Grasses include little bluestem, switchgrass, yellow Indiangrass, and silver bluestem. Dome-like granite hills and outcrops contain unusual plant communities. Although ranching is the major land use, level areas of sandy loam produce wheat, sorghum, and peaches. For more information, visit the Texas Parks & Wildlife Department's (TPWD)official website.

WATER: A highlight of the ranch is the supreme-quality, 2,000+ feet of frontage on one of the widest and deepest constant-level holes known on the Llano River. This awesome hole of water is accessible by motor boat, and this ranch features a boss boat ramp that one can easily put kayaks, canoes or small boats in the river. Kayak fly fishing is said to be splendid! The landscaped and manicured grounds along the river frontage here are truly one-of-a-kind, rivaling any area resort weve seen.

At the main house, an artesian well-fed creek winds thru highly landscaped and rocked-in grounds, over a rock shelf, then falls to the river below. This creek is fed by an artesian well on site, and is supplemented by river pumping and an artesian well on the upstream neighbor, and provides a soothing and peaceful venue for fly fishing and simple relaxation. An extensive, river-fed irrigation system waters the house landscapes, and an even more extensive, well-fed system was designed to supply the orchards.

The ranch possesses adjudicated rights to pump up to 40 acre feet of water/year from the Llano River, as well as permits to pump up to 320 acre feet of water/year from 3 high volume irrigation wells on site. These wells are drilled into the Hickory Aquifer, and produce from 110 gpm to 350 gpm, and are tied into extensive underground piping networks with risers and laterals.

Average annual rainfall is 26 inches. For more information on area groundwater, contact the Hickory Underground Water Conservation District.

LAND: The land is semi-rough to smooth, with no major peaks or inaccessible areas, and the rangeland is primarily oak/mesquite country that falls from a hillside at 1,560 in the NE corner to a low of 1,280 at the rivers exit point. The overall appearance is refined and sculpted, with an abundance of strong sand and clay loamy soils from end to end, and 8 fields dot the attractive countryside.

The gently rolling terrain offers multiple additional homesites, and numerous locations with stunning distant views of the hills and river cliffs upstream. Native rangeland comprises some 40% of the acreage, with the balance being fields or orchards. There are presently about 170 producing trees, mostly pecan, that are active at this time. As one might imagine, with the abundance of water and strong soil, the area is teeming with wildlife, including whitetail and axis deer, wild turkey, varmints and game birds.

IMPROVEMENTS: Yet another highlight of this awesome offering are the thoughtful, useful and classic improvements, most in the style/look of Tuscany/Napa Valley. . . simply delightful! The primary working farm/ranch compound is anchored by the foremans house, being a stone/stucco 2BR/2BA home of about 1,200 SF, built in 1875 with the most recent remodel in the early 2000s. This casa includes a loft and 2 fireplaces, and has a 2 car carport and fenced yard.

Nearby is a string of useful buildings that include: office with A/C and bathroom, 4 bay carport/shop w/storage room, 40 X 40 fruit sorting barn with sorting machine, 8 bay implement shed with storage rooms, 20 X 30 walk-in cooler, break room w/window unit A/C. Just to the west of the foremans house is a 2 stall horse barn w/tack room. All of these improvements are in fair to good condition, with much remaining usefulness in our opinion.

The guest house compound is manicured and attractively laned/fenced leading to the splendid, 3BR, 3BA guest house with two fireplaces, and a clean, charming feel akin to Europe. This fine homes roots are believed to be from around 1900, and it was masterfully remodeled twice in the past 25 years. The exterior is combo stone/stucco with metal roof, and the interior includes floors of tile, wood and carpet. The home has wonderful windows, nooks and patios overlooking the deep, blue river, and a highly useful 3 bay carport, each bay with its own storage room.

The main house compound is something straight out of the Italian version of Architectural Digest, simply stunning to behold from outside and in. This stone and wood frame work of art comprises a 3BR, 3.5BA of about 2,300 SF, a roof of Saltillo Tile, and tile interior floors for a decidedly Europa feel. It includes an unreal sleeping porch overlooking a masterfully landscaped and rocked-in creek fed by artesian wells, cloaked by monster oak/elm/sycamore, resulting in an extremely relaxing setting.

This home was author Fred Gipsons home, and sits on a knoll overlooking the most fantastically-landscaped river frontage known in the area. Some of the most beautiful porches and patios weve seen surround this unique casa, and flow down to the river over layers of carpet grass, boulder walls and exquisitely landscaped hillsides.

All of this is accessed by smooth, granite gravel roads that cross countless cattleguards and cross-fences, and are lined by miles of native rock fences, high fences and board fences. Overall, the ranch is very clean and accessible, and has been very well maintained.

SUMMARY: If you seek a potentially over-the-top, unique small powerhouse with breathtaking beauty, special improvements and unlimited orchard/vineyard potential, with reach of the Fredericksburg wine juggernaut, this is a must-see. The awesome river frontage and water resources, coupled with the scenic beauty of the area, and the charm of Mason simply seal the deal.

FINANCIAL/TITLE: Listing Price is $17,628/acre = $5,500,000.00, cash to Seller, who will provide acceptable current survey and basic title insurance, and will convey all owned water rights and permits with the sale. There is also an extensive list of accessories and equipment to operate the ranch that will be included with the sale as well, attached hereto. Visible utility lines appear to be the only easements, and mineral conveyance is negotiable. The ranch lies in the Mason ISD, is served by Central Texas Electric and 2015 ag exempt taxes were $6,876.60.

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 staff only. 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.