WATER: There are few private swimming holes possessing the majesty and grandeur of Blue Hole, fed by surging underwater springs, which help maintain a constant level even in drought conditions. A high dirt bank defines most of the frontage on subject property, though there is a rock trail along which one can traverse the entire length of the hole if so desired. From the top of the dirt bank are a couple of drop-dead spectacular homesites overlooking this awesome hole of water, which reaches depths of up to 8 in places.

Beginning and ending more or less on this ranch, the hole has length of about 1,000, and starts and stops in shallow rock bottoms of sheet flow, with deeper shelves and trenches in between, some housing monster bass and catfish. Owner reports 7# bass harvested recently, and no public traffic or river use in the area. Also notable is that the land across the river is all in flood plain, and little used with no future development potential.

Strong, seasonal Walnut Creek has water most of the time, and crosses the ranch for about mile, creating a fine, deep soil bottom sprinkled with monster oak/elm/pecan/walnut. A water well with electric submersible pump serves the residence, and there is evidence of an old river water pumping system that is no longer in use. For more information on area groundwater, contact the Hill Country Underground Water Conservation District at 830.997.4472.

LAND: The 100% usable land rolls gently from NE to SW, is bisected by the aforementioned Walnut Creek (a major feature), and consists of 50% thick to scattered trees (oaks, elm, pecan, walnut, mesquite, hackberry) and 50% level, clean tillable river bottom field, lined with hardwoods.

The overall condition of the land is poor to fair, and there appears to be significant upside and opportunity available to someone willing to spend some time and $ on retrofitting/rehabbing this ranch.

Nice hill views to the south and southeast are had from homesites up on the higher plain of the north, and a monopole electric transmission line is visible to the south from some areas as well, though not in your face worst possible case. The Walnut Creek bottom is intriguing, offering impoundment possibility, as well as beautiful, large hardwood trees throughout much of its length. The habitat for wildlife such as deer, turkey and dove is solid, and the potential for advanced/intense ag production (orchard, vineyard, etc.) is obvious.

IMPROVEMENTS: The land is fenced, with some cross fencing, most in poor to fair condition. A large, older stucco/rock home is currently occupied by the owner. This home is rambling and probably borderline restorable/bulldozer material, but was certainly quite nice in its heyday. There is an annex and several rock patios, and a separate garage. An interesting log and chink smokehouse merits attention, and the area is served by a water well with electric submersible pump. A nearby rustic barn/shed offers function but little value.

FINANCIAL/TITLE: Listing Price is $975,000, cash to Seller, who will provide current survey and basic title insurance. Minerals are negotiable. There are electric service lines accessing the property, no other apparent easements or title matters of note to Sellers knowledge. The ranch lies in the Harper Independent School District, and 2011 ag-exempt taxes are estimated at $850

SUMMARY: If you are looking for the most affordable, major league deep private water attached to smooth, usable land within easy reach of Fredericksburg, this offering should be seriously considered. With homesite overlooking the water, and smooth, tillable pastureland suitable for horses, orchards, etc. adjacent, this is a potential dream setting for a productive, sustainable operation of the highest order, but with a total price tag affordable by many.

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.