WATER: A reliable water system has been installed, which includes Richland Springs Water Supply meter, with line hooked into ranch watering system of pipes/troughs. 5 stock ponds, 3 of which are known to hold water reliably, a couple of which are in very scenic settings, provide additional sustenance. The water situation on this ranch could accurately be described as above average for the area, and could be improved with possible larger lake.

Groundwater of poor quality is available in spotty areas, and large quantities are available from the deep Hickory Aquifer. A recent Hickory well bid was in range of $200,000. For more information on area groundwater, contact the Hickory Underground Water Conservation District No. 1 at call 325.597.2785

LAND: The ranch comprises two tracts of land of approx. 110 and 1,395 acres joined by a narrow neck that is passable by large trucks/trailers. This is gently rolling land of oak/mesquite/brush with interesting elevation changes and northward flow, at the foot of the famed Brady Mts., the north edge of the Texas Hill Country. Vistas of those mountains are splendid, particularly in the fall when the Red Oaks and Elm are glowing. Views to the north are vast and unspoiled, of the Colorado River valley and beyond, from the gently sloping, semi-improved native rangeland.

A highlight of this ranch is the widespread presence of liveoak trees, both on the ridges and in the flats, hence the ranchs moniker. Mesquite, Post Oak, Cedar and Elm are also present, along with persimmon, bee brush, agarita and catclaw. About 75% of the ranch has been sprayed for cactus, and presents itself in a clean, friendly manner, with good stands of native tall grasses and turfs. There also appear to be some introduced forage species as well, particularly in the eastern flats on either side of Bull Mesa.

The ecosystem favorably supports a blend of livestock and wildlife. Area stocking rates average about 20 acres per animal unit, and there is a strong presence of whitetail deer (130+ B&C class), turkey and dove, along with a few quail. About 30 whitetails, countless doves and a few turkey are routinely observed on a site visit. The stock tanks attract waterfowl in winter months, and varmint hunting can be rated as above average.

Soils range from fertile, clay loams in drainages to stony clays with limestone outcrops on higher ground, and overall rangeland condition can be described as average for the area. Two major drainages bisect the ranch running S to N, with two low shoulders extending N from the Brady Mts. framing up those depressions, and providing sterling homesites with sweeping vistas of owned land and beyond.

IMPROVEMENTS: Useful improvements include a clean log cabin of 2 BR, 1 BA, with fireplace, porch, big loft, back patio and fenced yard. A storage building is adjacent to the yard, and a pre-existing ranch watering system is currently being converted over to Richland Springs Water Supply, which will give most of the ranch an on-demand supply of fresh, sweet drinking water!

The ranch is perimeter fenced (poor to new), and is cross-fenced into three major pastures. A large shed/gathering station is located near the NW corner of the 110 acre entrance parcel, another is on the western boundary, and electricity is available at several locations on site. Ranch roads are fairly extensive, and there is high fencing along about 1.5 miles of the southern boundary.

FINANCIAL/TITLE: Listing Price is $1,695/acre. Sellers will provide recent survey and basic title insurance. 50% of owned minerals are to be included in the sale. There are visible electric service lines on site, and minor fenceline encroachments with neighbors, no other title issues are apparent. The ranch is located in the Rochelle ISD, and current ag-exempt taxes are $2,100/year.

SUMMARY: If a well-located, yet secluded, high-value rolling liveoak country ranch is what youre looking for, this should be a no-brainer! Check out the competition, then come see the best liveoak ranch value on the market in McCulloch County. We dare you to prove us wrong!

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 the sole discretion of LANDTX, David E. Culver, broker.