295 Acres in Gustine, TX - $1,180,000

The Land & Vegetation: Only after a life-time of hard-work and good land management does a place achieve the level of production evidenced on this particular 295 acres. About 75% of the land is level to gently rolling with the right soil conditions necessary to support the native and improved grasses for first-rate livestock grazing and/or hay production. A high hill on the northeast side of the property is rougher native pasture, covered in trees and brush, and offers amazing views of the surrounding countryside from the top. Enormous live oak trees, pecan trees and other varieties of trees are scattered across the open pastureland that merge into thickly wooded areas providing wildlife habit. Along the creeks dense growths of large native pecan trees have formed a canopy of leaves: very beautiful park-like areas commonly known as pecan bottoms. The acorns and pecans produced by these trees not only provide a potential source of income but attract and feed the deer, turkeys, and other wildlife for great hunting opportunities. A seasonal creek courses through the place that usually has captured pools of water year-round. During the spring and in wetter years, the rock ledges in the creek form a picturesque cascade of falling water.

Water: Trinity Aquifer provides excellent underground source of water.

Wells: 5 Irrigation Wells (4 produce +100 GPM; 1 produces 40-50 GPM)

2 house wells (1 at main house; 1 at hunters cabin)

Water storage tanks (ponds): 2

When rain run-off does not supply enough water to keep the water level in the ponds at the desired level, water from the wells can be supplemented.

Infrastructure: 7-tower pivot irrigation system in large field; Side-roll systems in 4 other fields; Underground water line system inter-connected to provide various irrigation configurations and back-up systems between wells and fields.

Good to excellent perimeter and cross fencing between pastures and easy-swinging gates. Fences and gates situated to move animals between pastures and to 2 sets of well-constructed livestock working pens. Buried lines run to various water troughs.

4 Silos for storing seed oats

4 Overhead fuel storage tanks

Production: The ranch is suitable for all manner of grazing livestock. Seller currently grazes meat goats, cattle and horses.

Forage and hay production comes from coastal, a long-time favorite, and 50-60 acres of B-Dahl which is a highly palatable grass preferred by livestock over most other grasses. B-Dahl forage production is outstanding with high yields, small fertility requirement (about 50 lbs. of nitrogen per acre per year to achieve high yields) and has good drought tolerance.

Harvesting pecans from the numerous mature trees provide an impressive potential source of income.

The seller has developed quite a business from raising and selling seed oats produced from this place.

The House: The brick home, shaded by giant live oak trees, was solidly built by the seller in the mid-60s in a manner that far exceeds normal construction standards, such as using 2x6s to build the rafters, doubling the amount of concrete in the foundation and installing all metal duct work in the heating and cooling system. According to the CAD, there is about 2200 sq. ft. of living area in the house plus an attached double garage and covered porch. A sunken wood-burning fireplace with heat blower is the focal point in the pine paneled great room. The kitchen is separated from the living area by a dining bar and has an abundance of cabinet and counter space plus an oversized pantry. A breakfast room and separate formal dining area assure plenty of seating for family gatherings. Four bedrooms, 2 bathrooms and a large laundry/utility room were built with the needs of an active family in mind. A bonus is the 12x16 storm cellar constructed of concrete and accessed from inside the house and sealed from invasion by crawling things. The house is equipped with ceiling fans, central heat and air conditioning, electronic garage door opener, and more. The composition roof was replaced about 4 years ago.

The other buildings: There are several out-buildings used in the operation of the ranch including

a covered shed used for storing square bales or farming equipment;

an enclosed barn adjacent to the working pens with concrete flooring in tact & storage rooms;

another 6-stall barn/storage building with concrete floors in 3 stalls;

an enormous metal shop building with concrete floor, loading dock and electricity both 110v & 220v.

Large goat sheds

Various other sheds and storage buildings

A small camp house used by hunters or ranch hands is equipped with water, electricity and bathroom facility.

Recreation: Hunting & fishing. White tail deer, turkey, dove and various Texas varmints call this place home.

Tanks (ponds) provide fishing opportunities: 1 tank is stocked with catfish, the other has a variety of native fish but can be stocked with your choice.

Minerals: Seller will reserve 1/2 the minerals owned; Believed to own 100%

Property Taxes: 2010 taxes w/current exemptions: $1889.88; w/o exemptions $3043.77

Terms: Seller will consider Owner Financing qualified buyers with 1/3 down