LOCATION: Headwaters Ranch, the NE part of the famed Redstone Ranch, fronts (about 5,500) on paved RR 2721 about 16 miles east of sizzling Fredericksburg (world class shops, restaurants, arts/crafts, culture, jet airport, hospital, big box stores, etc.), in a decidedly rural area of high hills overlooking the Pedernales River valley and beyond to the south, and toward the Highland Lakes to the north. Neighbors are large, and there are no small tract subdivisions in the proximity of the ranch.
Austin and San Antonio are both about 60 miles from the site, and the Highland Lakes and Horseshoe Bay Golf Courses are about 30 miles to the north. This location is central to all that is the Texas Hill Country, within 2 hours of just about everything imaginable, yet peacefully isolated from it all on a little-traveled, paved Texas Ranch Road.
WATER: This ranch possesses part of the headwat...
WATER: This ranch possesses part of the headwaters of two named, major area drainages, Post Oak and Iron Rock Creeks, and has springs high up in these drainages that support riparian vegetation and feeds stock ponds that hold water all of the time. In fact, there is a total of 6 stock tanks on the ranch, most of which hold some water all of the time. These tanks could be cleaned out and re-lined, likely resulting in viable fisheries.
There are four known water wells on site, one of which tested at 140 gpm, and sweet water is generally found at less than 200 in this area. For more information on area groundwater, contact the Hill Country Underground Water Conservation District at 830.997.4472.
LAND: A primary feature of this ranch is the extreme and dramatic topography, with a soaring knob topping out at 1,811, in its northern section. These high hills offer 30 mile views to the south, with several spectacular homesites exposed to the SE, overlooking the more gently rolling land that falls to the east and south to a low point of 1,460. Beautiful, clean grass meadows are interspersed with forests of oak and elm, and soils are mostly clay, with some limited areas of stony outcrops.
These soils support healthy stands of native and improved grasses, some of which is harvested for hay. This countryside supports abundant populations of wildife, including whitetail deer, axis deer, turkey, songbirds and dove. Hunting has been light and tightly managed, and is rated as outstanding.
The land features several drainages, a couple of which stay wet almost all of the time. There are sites for additional impoundments as well, and there is a very healthy mix of open/field land to forest, with cedar historically well managed and controlled.
IMPROVEMENTS: The centerpiece of this offering is a fine, old German compound located on the high hills of the far northern section of the ranch. The compound commands majestic vistas to the south and east, and has been partially restored by skilled craftsmen.
Included is a fine, old two story home, part with the old, 18 thick stone walls, of about 2,500 square feet. It features 3 bedrooms and 2 bathrooms, and has been mostly restored to 1960s-era look, with wood paneling walls, exposed beams and rock, linoleum in kitchen, etc. This home has central air and heat, a fireplace and could certainly be taken to the next level and beyond, though it is very livable in current condition.
Adjacent is an old chink and log smokehouse, currently used as shop/storage, that has been partially restored. This structure is quite attractive and interesting, and certainly merits inclusion as a significant part of the compound.
Nearby is found an old log and chink barn/shed that is attached to some old log pens, both of which are usable and aesthetically pleasing, and clearly visible from the front porch of the aforementioned home. Two garages, each with extra room, and a large implement shed complete the compound, which is nicely laid out and shows well.
Another set of improvements includes a usable shed, set of pens and old log and chink smokehouse. The ranch is fenced and cross fenced, has adequate water supply distribution, and interior roads are above average, in addition to the aforementioned 4 water wells and 6 stock tanks. It is noted that the improvements on this tract do contribute significantly to the overall value of the offering.
FINANCIAL/TITLE: Asking $6,950/acre, cash to Seller, who will provide basic title insurance and current survey. Minerals are negotiable, though Seller wishes to retain some mineral interest. There are no known easements other than utility, and title appears fairly clean and straightforward. The property is located in the Fredericksburg ISD, and current ag-exempt taxes are about $4,500.
SUMMARY: There is not a finer, combo ag/rec-type ranch available in this area at this price category, period. The old German compound is awesome, and epitomizes the lure of Gillespie County and the German culture. Good soils, giant vistas, solid improvements and abundant wildlife make Headwaters Ranch the ideal family retreat and long term investment. We appreciate your consideration of the offering, and hope to meet you soon.
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.