5,719 Acres in Comstock, TX - $6,863,880
EXECUTIVE SUMMARY
Coldwell Banker Commercial Southwest Partners and Ranch Locators of Texas are proud to represent Deer Haven at Comstock Ranch.
It is conveniently located just 30 miles from Del Rio with deeded access directly from US Highway 90.
Reduced by $500,000 from the prior listing now priced to sell at $6,836,880 or $1,200 per acre.
HIGHLIGHTS
(1) Best LARGE hunting ranch offering in the Southwest US with overabundance of deer, other hunting, elevations, paved frontage, public and private air service and access to suburban level services.
(2) 1,500+ estimated deer population plus an array of wildlife including javalina, dove, scaled quail and turkey.
(3) 5,719+ acres, 3+ miles paved frontage, 350’+ elevation changes, significant draws/valleys and grasses, forbs and brush in excellent shape.
(4) Continuous surface water for livestock and wildlife is provided by a sp...
(4) Continuous surface water for livestock and wildlife is provided by a spring near the headquarters and wells are scattered throughout the Ranch.
(5) Rustic 1920 era headquarters with 1,548 SF, mobile home, 2,400 SF of storage, new deer blinds with corn feeders and fences in fine working order.
(6) US Highway 90 access road 0.6 miles west of US Highway 90 and TX Highway 163 interchange in Comstock.
(7) 30.8 mi. to Del Rio providing a range of services, dining, private airfield, regional air service, shopping, healthcare and entertainment.
(8) Excellent air service including Continental Airline commuters and excellent private airfield services located in Del Rio.
(9) Tremendous access to National Parks and Recreation areas: 10 mi. to Amistad National Recreation Area, 21 mi. to Parque Natural La Amistad, 24 mi. to the International Amistad Reservoir and 182 mi. to Big Bend National Park.
(10) Superior regional access: 87 mi. to Eagle Pass, 101 mi. to Uvalde, 118 mi. to Sonora, 184 mi. to San Antonio, 207 mi. to Laredo and 219 mi. to Odessa.
(11) Enviable quality of life with a low cost living, low crime rate, low density and moderate weather.
(12) At a 10-mile radius, key wealth indicators substantially outperform the County and Texas. 90% higher growth than Texas in after tax income, 61% higher growth than Texas in average household income, 78% higher growth than Texas in households with at least $250K annual incomes
(13) The Val Verde County economy is very stable estimated at $1B+ in 2009, projected to grow $70M annually and more recession resistant than the State of Texas.
(14) Val Verde County outperforms adjacent Counties in many key demographic and econometric indicators including (a) economic growth and (b) growth in households with at least $250K annual incomes.
(15) Val Verde County ranks # 1 in 5 key wealth indicators compared to the 7 Largest Texas Counties AND outperforms Texas in all 5 of the following annual percentage growth indicators: (a) after tax household income, (b) average household income, (c) households with at least $100K annual income, (d) households with at least $150K annual income and (e) households with at least $250K annual income.
CONTACT INFORMATION
Call 979.421.9996 to contact any member of the listing team to set up an appointment, request additional information or answer any questions.
2.5% BUYER BROKER COMMISSION
A buyer broker MUST be disclosed with the buyer’s first communication with CBC for the buyer broker to be eligible for the buyer broker commission.
A buyer broker does NOT have to accompany their buyer to any showings of The Comstock Ranch.
PROPERTY
The Comstock Ranch is a classic West Texas ranch with old ranch home headquarters. It has good water, rolling scenic terrain, and outstanding habitat for the region. Jack Holman, Broker and Wildlife Management Expert comments “Not only does the Comstock Ranch have the highest deer density I've ever seen, it has twice as high of a deer density I've ever seen. They were all in good shape!”
(1) Acreage.
5,719.90 acres.
(2) Frontage.
About 3.01 miles on Texas Highway 163.
(3) Topography.
The Comstock Ranch elevations range from 1,538’ to 1,901’. The property has rolling terrain with the exception of two or three prominent hills near the center of the ranch on the northern part of the tract. A couple of significant draws/valleys drain towards the east.
(4) Grasses, forbs and brush in excellent shape.
With no livestock, the grasses, forbs and brush are in excellent shape. Typically, ranches in this region have been significantly overgrazed by goats and sheep. As you might expect, a rested ranch attracts a lot of deer and wildlife.
(5) Hunting.
Over abundance of deer including trophy quality plus an array of wildlife such as javalina, dove, scaled quail and turkey.
(6) Deer sanctuary, population and health.
As might be expected, a rested ranch offers a sanctuary for most of the deer in the area.
(7) Deer density.
Based on a mobile spotlight count in the summer of 2008, density is estimated at one deer per 3.4 acres or a population of approximately 1,540! Mr. Holman comments “The deer density is higher than any ranch I've ever seen in my lifetime!”
(8) Water.
The Ranch benefits from 2 very nice ponds, springs and wells. The ponds hold water about 50% of the year. Continuous surface water for livestock and wildlife is provided by a spring near the headquarters and wells scattered throughout the ranch. Water is NOT a limiting factor as confirmed by the number and health of the deer population.
(9) Water rights.
All water rights convey. No royalties are currently generated.
(10) Minerals.
The owners do NOT believe they have minerals. At closing, the owners will convey any mineral rights owned.
(11) Ag exempt. Yes.
There are a dozen cows and a couple of horses on the property. These are allowed mainly to keep the Ag tax evaluation intact. The livestock is owned by a local rancher that keeps an eye on the place, game feeders full, etc.
(12) Ranch Headquarters Main Building.
The Ranch is anchored by a traditional West Texas style headquarters built in 1920 with 1,548 SF. The headquarters home has 3 bedrooms and one bath. It was constructed using local quarried stone. It has a metal roof. It has a 150 SF screened porch and a 50 SF patio. The headquarters area is framed by a stacked stone wall using the same local quarried stone. Almost 90 years old, it is rustic but still very comfortable and functions perfectly as hunter's cabin.
(13) Headquarters additional sleeping quarters.
Additional sleeping quarters are provided by a mobile home that conveys with the property.
(14) Headquarters storage building.
The Ranch has a 2,400 SF metal storage building based on a 40’ by 60’foundation. The building was built in 1981. It has a 20’+ ceiling height with floor to ceiling sliding metal doors at each end of the building. It has a cement floor and is in very good condition.
(15) Headquarters area.
The Headquarters are nestled in a small valley. Nearby are some large pecan trees. Pecan trees are living in this arid region only because of their proximity to a spring. The spring produces water even during the most severe droughts in the last 60 years.
(16) Other Ranch improvements.
There are numerous new deer blinds with corn feeders. Fences are old but in fine working order. All Ranch improvements convey unless specifically excluded in writing.
LOCATION
(1) Proximity to Comstock and US 90.
From the US 90 access road, the Ranch is 0.6 miles to Comstock. From the Texas Highway 163 entrance it is 2.6 miles to Comstock.
(2) 32 minutes to suburban level services and a private airfield.
Del Rio provides a range of services, dining, private airfield, shopping, healthcare and entertainment.
(3) National Parks and Recreation areas access.
10 mi. to Amistad National Recreation Area, 21 mi. to Parque Natural La Amistad, 24 mi. to the International Amistad Reservoir and 182 mi. to Big Bend National Park.
(4) Regional access.
87 mi. to Eagle Pass, 101 mi. to Uvalde, 118 mi. to Sonora, 184 mi. to San Antonio, 207 mi. to Laredo and 219 mi. to Odessa.
(5) Airport access.
32 mi. to Del Rio Regional (DRT) with Continental Airlines commuter service to Houston Bush Intercontinental (IAH) and 189 mi. to San Antonio International (SAI). Modern private air service and facilities are available in Del Rio.
(6) Interstate access.
82 mi. to Ozona at Interstate 10 eastbound, 118 mi. to Sonora at Interstate 10 and 143 mi. to Junction at Interstate 10 westbound.
QUALITY OF LIFE CONSIDERATIONS
Greater Del Rio offers an enviable quality of life with a low cost living, low crime rate, low density and moderate weather.
(1) Low cost of living.
The Del Rio area 2008 est. cost of living is 22% below the US average.
(2) Low crime rate.
The Del Rio area 2007 crime rate is less than 2/3rds of the national average of US cities (Del Rio score of 209.7 compared to 320.9 for US city national average).
(3) Temperate weather.
Throughout the year, average temperatures range from the upper 30s to the upper 90s. In December and January, low temperatures are in the high 30s/low 40s with highs in the low 60s and an average temperature in the low 50s. Summer peaks in late July/early August with lows in the mid 70s, highs in the high 90s and average temperatures of about 85.
(4) Density.
Val Verde County’s 2009 density is 15 persons per square mile. Within a 30-mile radius, the 2009 density is 40 persons per square mile compared to 566 per square mile in Greater Del Rio. In 2009, Val Verde County is about 18% as dense as the US, 16% as dense as the State of Texas and about 20% as dense as El Paso County.
MICRO MARKET DEMOGRAPHICS & ECONOMETRICS
We define the micro-market as 10, 20 and 30-mile radiuses from the Ranch, the 78837 zip code, City of Del Rio and Val Verde County. For comparative purposes, we include City of Laredo, Texas and US indicators.
(1) Local economy.
The Val Verde County economy is estimated at $1B+ in 2009 and projected to grow an average of $70M per year through 2013.
(2) Population.
2009 estimated population for Val Verde County is 49,143. The 2009 population of Del Rio is 36,725, the zip code is 563 and at a 10-mile radius, it is 323.
(3) Population growth.
2009 to 2013, Val Verde County’s population is projected to grow by about 1.2% per year about 20% faster than projected US growth.
(4) Annual percent growth in after tax household income.
Val Verde County’s projected growth rate is 2.8%. %. The County’s growth rate is 47% faster than Texas.
At a 10-mile radius, the growth rate is 90% higher than Texas.
(5) Annual percent growth in average household income.
Val Verde County’s projected growth rate is 3.1%. The County’s growth rate is 33% faster than Texas.
At a 10-mile radius, the growth rate is 61% higher than Texas.
(6) Households with at least $250K annual incomes.
0.4% of all Val Verde households have at least $250K annual incomes. The County % of very high income families is only 28% of the rate of Texas at 1.4%.
At a 10-mile radius, the percent of very high income households is 78% higher than Texas.
MACRO MARKET DEMOGRAPHICS & ECONOMETRICS
We define the macro-market as Val Verde County and the 5 adjacent Counties: Crockett, Edwards, Kinney, Sutton and Terrell. For comparative purposes, we include Webb County (City of Laredo greater market), Texas and US indicators.
(1) Population.
The macro market 2009 population is 63,595. Val Verde County represents 77% of the population.
(2) Area.
The macro market spans 13,336 square miles. Val Verde County represents 24% of the total area.
If it were a state, the macro market area would rank 43 in size as a state. It is larger than Maryland, Vermont, New Hampshire, Massachusetts, Hawaii, Connecticut, Delaware and Rhode Island
(3) Economy.
The macro market 2009 economy is $1.3B. Val Verde County represents 77% of the economy.
(4) Economic growth.
With projected annual growth of 5.93% from 2009 through 2013, Val Verde County ranks # 1 compared to counties in the macro market.
(5) Annual projected growth in households with at least $250K annual income.
With a 71% annual growth rate projected from 2009 to 2013, Val Verde County ranks # 1 compared to counties in the macro market. Val Verde County will grow 225% faster than Texas growth in percent household incomes of at least $250K.
VAL VERDE COUNTY GROWING WEALTH INDICATORS COMPARED TO 7
LARGEST TEXAS COUNTIES
We compared Val Verde County to the 7 Largest Texas Counties by population: Harris, Dallas, Tarrant, Bexar, Travis, Collin and El Paso Counties. The 7 Largest Texas Counties comprise 50.45% of the population of Texas although representing only 2.7% of the 255 Texas Counties.
Val Verde ranks # 1 in the following 5 key wealth indicators compared to the 7 Largest Texas Counties AND outperform Texas in all 5 indicators:
(1) Annual projected growth in after tax household income.
With a 2.8% annual growth rate projected from 2009 to 2013, Val Verde County ranks # 1 compared to the 7 Largest Texas Counties. Val Verde County will grow 33% faster than Texas average household after tax income.
(2) Annual projected growth in average household income.
With a 3.1% annual growth rate projected from 2009 to 2013, Val Verde County ranks # 1 compared to the 7 Largest Texas Counties. Val Verde County will grow 47% faster than Texas average household income growth.
(3) Annual projected growth in households with at least $100K annual income.
With a 35% annual growth rate projected from 2009 to 2013, Val Verde County ranks # 1 compared to the 7 Largest Texas Counties. Val Verde County will grow 118% faster than Texas growth in percent household incomes of at least $100K.
(4) Annual projected growth in households with at least $150K annual income.
With a 42% annual growth rate projected from 2009 to 2013, Val Verde County ranks # 1 compared to the 7 Largest Texas Counties. Val Verde County will grow 130% faster than Texas growth in percent household incomes of at least $150K.
(5) Annual projected growth in households with at least $250K annual income.
With a 71% annual growth rate projected from 2009 to 2013, Val Verde County ranks # 1 compared to the 7 Largest Texas Counties. Val Verde County will grow 225% faster than Texas growth in percent household incomes of at least $250K.
COUNTY RECESSION RESISTANCE
We developed a proprietary model utilizing distribution as an indicator of recession resistance of Counties. The model allocates the following 10 primary employment sectors into resistant or sensitive segments:
(1) agriculture, (2) mining, (3) construction, (4) manufacturing, (5) infrastructure (transportation, communications and utilities), (6) wholesale trade, (7) retail, (8) finance, (9) services and (10) public administration including government and not-for-profits.
The model applies a weighting to estimate recession implications for the sector. The model aggregates the data and provides comparisons to an index of Texas and the US.
The model indicates Val Verde County is more recession resistant than Texas and the US.
GRAPHIC ANALYSIS
All analysis is based on defined and published sources.
There are 1,008 underlying Nielson Claritas reports.
There are 65 PDF files with graphics, analysis and data available from our site, most professional sites and on request:
(1) Narrative detail
(2) Pictures
(3) Highlights # 1
(4) Highlights # 2
(5) Survey, roads, property map and headquarters footprint
(6) Satellites and topographics for entire Ranch
(7) Satellites, topographics and elevations by Ranch sections
(8) Maps, driving distances & driving times
(9) Weather
(10) Quality of life database table
(11) Density studies
(12) Micro Market demographic & econometric (D&E) summary
(13) Micro Market population and employment
(14) Micro Market highest education attained
(15) Micro Market population by age
(16) Micro Market residence fundamentals
(17) Micro Market residence types within geographies
(18) Micro Market residence types by geographies
(19) Micro Market residence values within geographies
(20) Micro Market residence values by geographies
(21) Micro Market marital status
(22) Micro Market employment by collar color (blue, green & white)
(23) Micro market household income by geographies
(24) Micro market household income within geographies
(25) Micro Market workplace & employment (WP&E) summary
(26) Micro Market WP&E market fundamentals
(27) Micro Market WP&E employment by market segment
(28) Micro Market WP&E employment by geographic area
(29) Macro Market D&E summary table
(30) Macro Market population and employment
(31) Macro Market highest education attained
(32) Macro Market population by age
(33) Macro Market residence fundamentals
(34) Macro Market residence types within geographies
(35) Macro Market residence types by geographies
(36) Macro Market residence values within geographies
(37) Macro Market residence values by geographies
(38) Macro Market marital status
(39) Macro market employment by collar color
(40) Macro market household income by geographies
(41) Macro market household income within geographies
(42) Macro Market WP&E summary table
(43) Macro Market WP&E market fundamentals
(44) Macro Market WP&E employment by market segment
(45) Macro Market WP&E employment by geographic area
(46) County Comparison to 7 Largest Texas Counties (“Top 7 County Comparison”) D&E summary table
(47) Top 7 County Comparison population and employment
(48) Top 7 County Comparison highest education attained
(49) Top 7 County Comparison population by age
(50) Top 7 County Comparison residence fundamentals
(51) Top 7 County Comparison residence types within geographies
(52) Top 7 County Comparison residence types by geographies
(53) Top 7 County Comparison residence values within geographies
(54) Top 7 County Comparison residence values by geographies
(55) Top 7 County Comparison marital status
(56) Top 7 County Comparison employment by collar color
(57) Top 7 County Comparison household income by geographies
(58) Top 7 County Comparison household income within geographies
(59) Top 7 County Comparison WP&E summary table
(60) Top 7 County Comparison WP&E market fundamentals
(61) Top 7 County Comparison WP&E employment by market segment
(62) Top 7 County Comparison WP&E employment by geographic area
(63) Downloadable PDF sets, available Neilson Claritas reports and web links
(64) Single page flyer with HTML links
(65) Multi page flyer with HTML links
TAXES
2008 reported taxes are $11,821.40. We increased 2008 by 10% to estimate 2009 property taxes on The Comstock Ranch at $13,003.54. The Comstock Ranch currently has an Ag exemption on several tracts.
Consult your tax advisor regarding your expected taxes.
LEGAL
(1) PIDN: 12821; GEO: 0211-0001-0010.
0.50 ACRES WITH NO LEGAL
(2) PIDN: 12822; GEO: 0211-0001-0020.
ABSTRACT 211, BLOCK 108, LOT 211, ACRES 638.49.
(3) PIDN: 12823; GEO: 0212-0003-0010.
ABSTRACT 212, BLOCK 108, LOT 212, ACRES 643.08
(4) PIDN: 12827; GEO: 0214-0007-0030.
ABSTRACT 214, BLOCK 109, LOT 214, ACRES 605.64
(5) PIDN: 12829; GEO: 0215-0009-0010.
ABSTRACT 215, BLOCK 109, LOT 215, ACRES 644.12
(6) PIDN: 12833; GEO: 0217-0013-0020.
ABSTRACT 217 BLOCK 109, LOT 217, ACRES 323.57
(7) PIDN: 13258; GEO: 0384-0013-0010.
384 177 13 JOHN FINNERTY 101.40 ACRES
(8) PIDN: 17401; GEO: 2039-0010-0010.
2039 109 10 CCSD & RGNG RY 2 CROSS PROPERTY 645.40 ACRES
(9) PIDN: 17402; GEO: 2040-0012-0010.
2040 109 12CCSD & RGNG RY 3, 509.32 ACRES
(10) PIDN: 17403; GEO: 2041-0002-0010.
2041 108 2CCSD & RGNG RY 643.08 ACRES
(11) PIDN: 17405; GEO: 2043-0004-0010.
ABSTRACT 2043 108 4 C.C.S.D. & R.G.N.G. 223.55 ACRES
(12) PIDN: 18879; GEO: 3340-0008-0010.
3340 109 CCSD & RGNG 644.12 ACRES
(13) PIDN: 18880; GEO: 3341-0006-0010.
3341 109 CCSD & RGNG RY 50.66 ACRES
(14) PIDN: 18844; GEO: 3341-0006-0010.
3341 109 CCSD & RGNG RY 50.66 ACRES
(15) PIDN: 42253; GEO: 0211-0001-0011.
A0211 SURVEY 1 C.C.SD. & R G N G RY 4.50 ACRES
Consult your legal advisors regarding specific questions.
DIRECTIONS
From Del Rio, it is 30.8 mi. and about 31.5 min.
(1) Head northwest on US Highway 277/US Highway 90/Veterans Boulevard and continue on US Highway 90 for 30.8 miles.
(2) The Ranch access from US Highway 90 is on your right with a CBC sign.
(3) If you reach the US Highway 90 and Texas Highway 163 intersection in Comstock, you have gone 0.6 miles too far!
DISCLOSURES & COPYRIGHTS
Coldwell Banker Commercial Southwest Partners is a wholly owned franchise of Alexander Tiffany Southwest, LLC. Analysis is preliminary, based on proprietary systems and models, is time sensitive and based on assumptions-stated and unstated. Graphics are only renderings. Measurements are only estimates. No warranties are expressed or implied. All content is protected by copyright laws, is only for prospects or legal representatives, and should not replace buyers own due diligence and analysis. Any other use is prohibited.
Map
Other Land for Sale in Val Verde County
