LOCATION: This interesting rancho is well-positioned in the fabulous Little Blanco River valley, fronting on paved FM 473, about 4 miles east of US 281 near the Blanco/Comal County line. This is 7 miles SE of Blanco (basic supplies, services, restaurants, shops), 15 miles from artsy Wimberley, 35 miles from San Antonio (everything else) and 50 miles from Austin (State Capitol). Canyon Lake is only a 15 minute drive to the SE, and popular Fredericksburg is 40 minutes NW.
This classic valley is a well-kept secret, and is chock full of fertile, showplace-type ranches and farmsteads offering orchards, fine registered animals and productive hayfields. The neighborhood is mostly clean, sleek and upscale, and there are few small tracts in the immediate area. Adjoiners range in size from 40 to 200 acres, the feel is decidedly rural, but the location offers proximity to all of the best of t...
This classic valley is a well-kept secret, and is chock full of fertile, showplace-type ranches and farmsteads offering orchards, fine registered animals and productive hayfields. The neighborhood is mostly clean, sleek and upscale, and there are few small tracts in the immediate area. Adjoiners range in size from 40 to 200 acres, the feel is decidedly rural, but the location offers proximity to all of the best of the Hill Country in less than one hour.
WATER: The site is crossed by two spring-fed, seasonal creeks, Kentucky Branch and Greens Hollow, both of which flow water in wet years. The drainages empty into the Little Blanco River within a hundred yards of the ranch, and the ranch is subject to flooding in heavy rainfall events.
Kentucky Branch, in particular, is a fascinating water feature, having deep holes and bubbling shoals under hardwood canopy, creating a riparian environment that is second to none when the water is present (much of the time). There are interesting bogs on site, adding to the natural diversity and water development potential, as shallow groundwater is known to exist in the area. There are currently no water wells in operation, though there are several wells in the immediate proximity of the ranch tested at 100 gpm, at depth of 200 300. For more information on groundwater in this area, contact the Blanco-Pedernales Groundwater Conservation District at their website or phone them at (830) 868-9196 .
LAND: Much of the front (south) side of the ranch consists of fairly level, clay loam/alluvial bottomland, rising from elevation of 1180 near the front gate to a rocky hill near the NE corner at 1270. This land is highly productive, with parts covered by towering hardwood canopy with woody shrub understory. Gorgeous pecan, elm and oak trees dominate the landscape of the bottoms, punctuated by clean, grassy fields suitable for improved grasses, cultivation or orchards.
A unique, old-growth cedar & hardwood forest comprises the NE section of the ranch, and has a shaded, cul-de-sac road offering access to its hidden secrets. There are abundant deer, turkey and varmints occupying this zone, as well as the riparian areas, and the hunting can be regarded as good for the mentioned occupants.
IMPROVEMENTS: The only improvement on the ranch is a cute, one-room bungalow/treehouse on stilts, with large decks shaded by giant hardwoods. This structure is clean and suitable for overnight stays, but is not plumbed, nor has electricity. The ranch is fenced, and there are adequate interior and pasture roads for basic navigation and exploration.
FINANCIAL/TITLE: Asking $5,924/acre, seller to provide survey and basic title insurance, mineral rights negotiable. Electric utilities are available from Pedernales Electric, the ranch is located in the Blanco Independent School District, and current wildlife-exempt taxes are estimated at $1065. The property is restricted against subdivision into more than two parcels/homesites, mobile homes, commercial retail development and swine production (except 4H projects).
SUMMARY: This offering is currently the lowest-priced offering in the area, yet includes top-shelf features second to none. The hardwood bottom of pecan/oak/elm is splendid, with deep soil fields offering up many possibilities, particularly considering the high volume groundwater potential at relatively shallow depth. Bring your imagination, take a look around and compare to others. Mariposa Ranch is, simply put, the most interesting, high-value offering currently available in Blanco County, end of story.
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.
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