The western boundary is actually the Union Pacific RR right of way, and the ranch has a RR track crossing from the I-35 frontage road, though there is not a recorded easement for that crossing. The eastern boundary lies 2.8 miles along FM 2779, and there is an all weather road passing thru the center of the ranch connecting both entrances. Access to this ranch is considered excellent compared to other South Texas ranches, and there are no ingress/egress easements thru to neighboring ranches.

WATER: The ranch is well-watered, with lakes, surface tanks and wells with submersible pumps. Two large lakes of up to 20 - 30 acres each are the main event, allowing fishing, boating, waterfowl habitat plus livestock and wildlife water. These lakes have recently been re-cored, and are known to vary in size depending upon rainfall. There are four other good stock tanks up to several acres in size, which are spaced throughout the ranch.

Five water wells with submersible pumps supply additional reliable water, some piped to troughs, further supplementing what can be regarded as an excellent water distribution system for livestock and wildlife. The high-producing Carrizo Aquifer is known to be available at approximately 1,000 depth in this area, and there are several strong Carrizo irrigation wells within a few miles of the ranch. Usage of this groundwater may be recommended for maintenance of lake levels for fishery and other purposes, as well as providing insurance for established grasses and wildlife food plots. The ranch is located in the Evergreen Underground Water Conservation District, and information on water well permitting is located at their website.

LAND: The wonderful variety of topography and vegetation is a hallmark of this fine ranch, with benefits to both wildlife and livestock production, not to mention scenic beauty. There is elevation change of over 220 feet, with an overall fall from west to east, with the Horse Creek drainage and tributaries funneling down thru the center of the ranch. Stunning views of the ranch and surrounding countryside are had from high points and ridgelines, and the Horse Creek bottom is naturally shielded from neighbors by these elevated features.

Soils range from gravelly clays in the western section to red sandy loams down in the drainages, and there may be commercial quantities of gravel on site. Brush variety and quality is superb, with guajillo, blackbrush, guayacan, ceniza and granjeno found in uplands. The loamy areas feature big bull mesquite, whitebrush, hackberry, persimmon and scattered liveoaks, all highly desirable as game habitat components.

The carrying capacity of the land is rated at about one cow unit/25 acres, and about five hundred acres have recently been planted in buffel grass. Deer, turkey and game bird habitat is rated as superb, with the ranch record for whitetail checking in at 190+ Boone & Crockett. The deer population has been managed for years, thus allowing for ongoing desirable quality and quantity of animals into the future, and the ranch is currently under a MLD Level 2 & 3 permit with 3 year harvest history available to interested parties.

Williams-Frio Ranch also offers excellent game bird shooting, as there is much farmland nearby, plus well-distributed water on site. Turkey hunting is rated as good, and there are rabbits, bobcats, javelina and feral hogs to round out the lineup. Waterfowl are present on the larger lakes in harvestable numbers as well.

IMPROVEMENTS: The ranch is set up to handle a basic cattle operation, and fences and cross-fences are mostly very good. About 2/3 of the perimeter is enclosed with 8 high, tight-lock wire game fencing in good condition. Primary interior roads provide all-weather access to most of the ranch, and there is a hunting camp near one of the large lakes with sheds, cabin and deer rack. Electricity is well-distributed throughout most of the ranch, and there are many wide senderos and bladed roads.

Two sets of working pens (one good, one poor) allow for easy cattle handling, and several traps and lanes contribute to further functionality. There are several interesting, old ranch houses that are beyond repair around an old headquarters zone that harks back to the days of caballeros and cow bosses.

FINANCIAL/TITLE: Asking $2,550.00 per acre, cash to Sellers, who will provide Special Warranty Deed, basic title insurance and recent survey. 1/8 minerals + all executive rights are offered, and are currently held by production on site. Producers have surface access to Property and gauging stations, though this activity appears to be very limited due to decrease in production. There are four known pipelines and several small electric lines passing thru. The ranch is located in the Pearsall School District, and estimated annual property taxes are $12,000/year. The ranch is subject to existing grazing lease, details available upon request, tenant willing to continue arrangement with new ownership if possible. This ranch is now being offered in four parcels of approx. 900 to 1,600 acres see map for tract sizes and pricing!

SUMMARY: There are few ranches possessing the variety and ag/rec potential of Williams-Frio Ranch located only 43 miles from downtown of the 7th largest city in the USA. The land and brush are ready for the creative new owner to utilize to his/her own specs, and there are no costly/impractical improvements already in place that the new owner must pay for. Locate your lodge site, figure out the wildlife, utilize the short trip to SA for family/guests, and prepare yourself for a lifetime of classic South Texas enjoyment at its very best. 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. 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.