Many area holdings are over 1,000 acres, and significant development has been entitled within 15 miles of this ranch, towards Marble Falls, including a proposed large Scott and White Hospital at the intersection of US 281 and SH 71. However, major highways are several miles away, and noise pollution does not exist in this decidedly rural area, dominated by larger working/recreational ranches, many of which are protected by Conservation Easements or restrictive covenants.

WATER: A highlight of this offering is the 2,000+ feet of frontage on Cypress Creek, one of the most stunningly beautiful creeks in all of the Texas Hill Country. About half of the frontage takes in both sides, including several deep holes that are swimmable and floatable, and giant cypress trees provide shady canopy throughout.

The creek alternates between gurgling shoals and long deep holes, in a private canyon setting that is simply jaw dropping! 80 foot high Karst limestone walls tower over the charging stream, creating a pristine environment of wonder and intrigue invisible to the outside world. One ropeswing-served swimming hole is over 10 deep, and remained at a constant level even thru recent drought. This is truly one of the sweetest spots in the entire area!

A seasonal, spring-fed creek passes thru the western end of the ranch, offering potential for a significant impoundment of several acres, and another drainage to the east might yield a pond somewhat smaller. Groundwater is shown to be available at varying depths as shallow as 300 in this area.

LAND: The ranch falls from a spectacular line of high hills along its northern boundary, some 400 down to the Cypress Creek canyon and streambed below. These hills offer some of the most breathtaking, panoramic vistas in the area, with too many view homesites to choose from.

The overall look is clean and refined, with light to medium cover of oaks and woody shrubs, with little to no cedar to be found. Other hardwoods include hackberry, walnut, Spanish oak, elm and mesquite. Primary shrubs are agarita and persimmon, and the cover is adequate for abundant native wildlife, including deer, turkey, varmints and songbirds.

Native grasses are abundant, invasive species are minimal, and there are two small hayfields located near the western boundary of the ranch. Soils are thin with rock outcrops on the mountain tops, and are predominantly caliche on the hillsides, with better clay soils prevalent at lower elevations.

IMPROVEMENTS: The ranch is fenced, has adequate interior roads and includes a metal storage building of approx. 30 x 50. A rock patio and high tech rope swing have been installed at the long blue waterhole on Cypress Creek, as well as a stone stairway allowing access from canyon rim. A hidden concrete beam about 100 in length protects one swimming hole from gravel penetration.

FINANCIAL/TITLE: Listing Price is $13,500/acre, cash to Seller, who will provide current survey and basic title insurance. Mineral conveyance is negotiable. There are electric service lines crossing the property, but no major transmission lines are in the area. There are no known easements other than normal utility. The ranch is located in the Johnson City Independent School District, is serviced by Pedernales Electric Co-op, and current ag-exempt taxes are approximately $1,304.

SUMMARY: Ranches with this caliber of water, this close to Austin, are becoming increasingly rare and highly desirable. Location, recreation, scenic beauty, private water and long term investment potential are all part of the equation here. This compelling property must be seen to be appreciated. The offering is fresh, the time is now. . . .

THIS IS A CO-LISTING WITH MIKE WAITE, DRIPPING SPRINGS REALTY.

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.