The highest elevation is 1560 and the lowest is 1520 in the SW corner where a wet-weather creek flows. Panther Creek also flows through the middle of the ranch and often has water in it but it doesnt reliably flow year-round. Big views can be had from the South side of the ranch and hilltops and other typical Hill Country scenery can be viewed throughout.

The ranch is perimeter fenced and cross-fenced making 4 separate pastures. The South fence line is a high-fenced. There are three separate improved grass/hay fields that are approximately 10, 11, and 3 acres. The house and improvements are surrounded by a yard fence.

The property is surrounded by larger ranches on all sides.

Soils: Approximately 40% of the ranch is classified sandy loam. The remainder of the land is not as gentle but provides both scenery and excellent wildlife habitat.

Water: Four ponds collect rain runoff. There is a possibility for another pond or two, particularly on Panther Creek. A recent well test shows a reliable 10gpm well near the homesite.

Improvements: The improvements are laid out in an intuitive manner. It is easy to walk from one building to another but there is enough separation that it doesnt feel cluttered.

The custom home was built by the current owners in the early 2000s. It is a 3 bedroom, 2 bath home with an open floor plan, a generous-sized covered back porch and circle drive. A koi pond in the back yard with a waterfall provides a nice ambiance.

An existing ranch house was there when the current owners purchased the property that is still standing and in good condition. Its being used as a guesthouse and/or storage but could easily be updated for overflow family/guests.

A well-maintained old crib barn (think turn of the century 1900s) is still in great shape and is used for the large, fenced garden.

There is also horse barn with three stalls and a tack room. Its located in the house compound with the other improvements.

Access: Access is via Llano County Road 411A and then a through a short deed easement. An additional access is on the North side of the ranch and goes through a deeded easement to San Saba County Road 359 taking you towards Pontotoc, Brady, or Cherokee, Texas.

Financial: Seller to provide basic title policy and existing survey. If the current use of agricultural production on this property ceases after the sale for any reason, or, if the buyer does not file Form 50-167 Application for 1-d-1 (Open Space) appraisal in a timely fashion and the appraisal district begins valuing the property at market value, rather than production value, the seller will not be held responsible for rollback taxes for any of the current or preceding five years and buyer hereby releases seller from any and all liability.

The information contained herein is deemed reliable, but is not warranted by Broker or Seller, and is subject to change, prior to sale, errors and/or omissions and withdrawal from market. Buyer(s) is responsible for their resolution to purchase subject property according to local, state, and federal law, and due diligence as required by proposed use. SHOWN BY APPOINTMENT ONLY DO NOT TRESPASS.

Buyer(s) broker must be identified on first contact and must accompany buying prospect on first showing to be allowed full fee participation. Fee participation will ultimately be at the sole discretion of the listing broker.