Vista Hills Ranch is a beautiful 136.65 +/- acre turn-key recreational ranch located in the highly sought-after Texas Hill Country between Johnson City and Fredericksburg, in western Blanco County, less than two miles from the Gillespie County line. Quality improvements include a lovely two-story main home, garage apartment, large barn and three operational water wells. It currently has an agricultural exemption.

LOCATION

This lovely ranch is located near the intersection of FM 2721 and FM 1320 in Blanco County via a deeded easement. It is conveniently located 23 +/- miles east of Fredericksburg and 14 +/- miles northwest of Johnson City. Other distances include:

35 +/- miles from Marble Falls

60 +/- miles from Austin

70 +/- miles from San Antonio

222 +/- miles from Houston

280 +/- miles from Midland

LAND

When you enter the ranch through an automatic iron gate, a well-maintained granite gravel road leads you to the manicured headquarters. Long-range views provide a picturesque setting for all to enjoy. The sellers have been wonderful stewards of the land, selectively removing a large majority of cedar during their tenure. Many varieties of oak trees, including Spanish oak, post oak and live oak, dot the landscape. A healthy array of native grasses cover the rolling terrain. The northwest side of the property includes a 29 +/- acre field where a stock pond is well positioned for avid bird hunters. The terrain incorporates a gentle roll with elevations ranging from 1,475 +/- ft asl to 1,647 +/- ft asl.

IMPROVEMENTS

Main Home

A tasteful 2B/2B 2,084 +/- square foot custom home built in 1997 rests at one of the highest elevation points on the ranch (1,647 +/- asl), providing splendid long-range views.

The exterior of the home is built of stone and Hardie board plank with a standing seam metal roof. A wonderful element to the outside of the home is a beautiful 1,800 +/- sq ft wrap-around porch. On the east side of the home is a charming, fenced-in courtyard area that includes a water feature. The courtyard is overlooked by a 180 +/- sq ft screened-in porch. Many large live oak trees surround the home.

The interior of the home has a warm and inviting feeling with a spacious living room that has 32 +/- foot high vaulted ceilings and large wooden beams. Beautiful double-paned windows provide plenty of natural light. An authentic wood-burning stove is a warm element in the living room and is utilized during the winter months. A spacious kitchen boasts plenty of cabinet space and an island bar. Appliances include a refrigerator, downdraft cooktop, double electric ovens and a dishwasher. The utility room has a secondary refrigerator, a walk-in pantry and a washer and dryer.

The first spacious bedroom is downstairs and has its own private entry to the outside porch. It has an attached full bathroom with a walk-in shower, Kohler garden tub, and walk-in closet.

The second story loft currently serves as additional sleeping space with two single beds and a beautiful built-in bookshelf. This space could potentially serve as an office, if desired.

The master bedroom has beautiful pine wood floors and open truss ceilings. The master bathroom includes a double sink vanity, walk-in shower, Kohler garden tub and large walk-in closet.

The second floor provides access to an incredible wooden deck, which would be a wonderful area to enjoy an outdoor meal. The deck goes up another level, which serves as a star-gazing area.

Garage Apartment

The 1B/1B 867 +/- sq ft garage apartment, located near the main home, is far enough away for your guests to have a sense of privacy during their stay. The downstairs has automatic double garage doors and includes a workshop area.

Barns

The 1,200 +/- square ft corrugated steel tin barn with electricity rests on a concrete slab. Two nice-sized equipment barns (572 +/- sq ft and 400 +/- sq ft) shelter heavy equipment and other ranch implements.

WILDLIFE

The ranch has abundant native wildlife, including whitetail deer, turkeys, doves, and hogs.

WATER

Three operational water wells are strategically scattered across the property. One submersible pump is located at the headquarters well, and windmills serve the other two wells. A 20,000 gallon rainwater collection system, outfitted with a reverse osmosis filter system, sits near the main house. An additional, smaller rainwater collection system provides water for a 40 X 90 fruit and vegetable garden.