277.29 Acres in Llano, TX - $4,500,000

The adjacent 281.11 ac (East Tract) is also being offered, as well as the entire upper section of the ranch, totaling 558.40 ac. Alternatively, the adjacent lower section of the Johnson Legacy River Ranch is also offered for sale, which consists of 306.56 ac with 3,940 of Llano River frontage.

LOCATION AND ACCESS

The ranch sits in the heart of the Texas Hill Country and is located 50 minutes from historic Fredericksburg, 40 minutes from Horseshoe Bay, 1.5 hours from Austin, and 12 minutes from Llano. The property sits just south of TX-29 along the east line of CR 102 with 2,300' of paved county road frontage. Rue Rd., a gated, recorded and well-maintained easement road, runs along the south boundary of the property. If only the East Tract were purchased (281.11 ac), primary access would be via Rue Rd. and a 3,800' / 0.72-mile gated, recorded and well-maintained easement road that comes off of the south line of TX-29.

Nearby Fredericksburg

Fredericksburg is the epicenter and premier destination of the Texas Hill Country and boasts a small-town feel with the restaurants, accommodations, shops and attractions usually reserved for a much larger destination. The towns German roots are evident today in its charming historic Main Street, which offers some 150 shops, art galleries, museums, bakeries and restaurants in a walkable setting. Fredericksburg, known for decades as a premier shopping destination, offers the best of home decor, western wear, fine art, jewelry, kitchen wares, linens, antiques and more.

Fredericksburg is also Texas Wine Country. With over 50 wineries in the area, visitors can sample a diverse range of varietals in picturesque vineyards or boutique tasting rooms. The selection of lodging options in Fredericksburg includes 23 hotel/motels with over 1,100 rooms as well as nearly 1,500 vacation rentals, bed & breakfasts, and guesthouses in the area. Great food and fantastic dining are a fixture in Fredericksburg with more than 100 restaurants that feature everything from fine dinging to regional Texas Hill Country cuisine, to authentic German, Tex-Mex and BBQ.

Wineries

The Texas Hill Country is home to over 100 wineries and vineyards and Fredericksburg is the beating heart of Texas Wine Country. There are more than 60 wineries, vineyards, and wine tasting rooms located in Fredericksburg's Gillespie County, in addition to dozens more wineries located within an hour or two drive. Fredericksburg's Urban Wine Trail, which includes more than 10 downtown wineries and wine tasting rooms owned by Fredericksburg wineries, are all within walking distance to historic hotspots, shops and boutiques, and the towns B&Bs and hotels.

Main Street & Shopping

Main Street is the center of the action, where you can find more than 150 shops, boutiques and art galleries as well as dozens of restaurants, wine tasting rooms, a brewpubs & distilleries, two museums, and more. Shopping has been a massive draw for tourists that visit Fredericksburg for years, as shops on Main Street are all locally owned and operated by people that call Fredericksburg home. Franchises and chain stores are not allowed in the National Historic District (which runs along Main Street), providing a unique small-town shopping experience. Main Street is also home to two notable museums - the National Museum of the Pacific War at the East End and the Pioneer Museum at the West End.

Events

Fredericksburg is home to more than 400 festivals and special events each year, in addition to dozens of live music performances each week. From wine events to historical reenactments, the Texas Hill Country is filled with something to entertain just about everyone from the young to the young at heart. Fredericksburg's signature culinary event, the Fredericksburg Food & Wine Fest, takes place at the end of each October and transforms Marktplatz into a foodie paradise with a celebration of all things Texas food and wine. Live music, cooking demonstrations and specialty booths make this a must-do for Fredericksburg visitors and Hill Country residents.

WATER

San Fernando Creek

San Fernando Creek enters the West Tract along its northern boundary and flows to the east, generally bisecting each tract, and exits the property along the west boundary of the East Tract. San Fernando Creek is seasonal and will typically have stronger water flow in the Fall, Winter, and Spring. Gorgeous, mature Live oak and Pecan trees line the banks on both sides. The creek bed consists of decomposed granite sand with a striking pinkish hue and is dotted with scattered granite outcroppings along its course. There are multiple locations along the creek with deeper pools that are fed by springs and these spots generally hold water during much of the year. Generally, the creek bed is 200 to 300 in width, but does expand up to 500 in certain areas.

The creek runs for a total of 6,865' or 1.30 miles through the property. The West Tract (277.29 ac) has 3,215' of creek frontage, with roughly 76-ac on the north side of the creek and 201-ac on the south side. The East Tract (281.11 ac) has 3,650' of creek frontage, with roughly 189-ac on the north side of the creek and 92-ac on the south side.

Ponds & Windmill Water Wells

There are four (4) ponds on the ranch; two (2) on the West Tract and two (2) on the East Tract. The West Tract ponds are 0.25 ac and 1.50 ac in size at full pool. Both ponds sit on the southside of San Fernando Creek. The East Tract ponds are 0.10 ac and 1.50 ac in size at full pool. The smaller East Tract pond is on the north side of San Fernando Creek and sits adjacent to a water well pumped by a windmill. The larger pond sits on the south side of San Fernando Creek. There is another water well serviced by a windmill that sits near the northeast corner of the East Tract. Both water wells have concrete water troughs and are fully operational.

LAND & WILDLIFE

The habitat throughout the property consists of an undulating, oak dominated savannah, interspersed with other native tree, brush, and grass species such as Texas persimmon, Mesquite, Cedar elm, Black hickory, Beebrush, and Little bluestem. Live oak is the primary and most visible oak species, with healthy amounts of Post oak, Blackjack oak, and Shinnery oak also present. The elevation ranges from 1,080' along San Fernando Creek, up to 1,140' to the north and south of the creek bed. Soils consist primarily of deep, fine and course sandy loam with very little rock.

Llano County is known as the Deer Capital of Texas and boasts a county-level population density of over 290 white-tailed deer per thousand acres. Deer are abundant on the ranch, but it is not overpopulated. The ranch has been very lightly grazed by livestock and the deer herd has been kept in check with the habitat, which provides excellent quality and quantities of forage below 6 feet, hiding and escape cover, and thermal cover. Other game species commonly seen on the property include Rio Grande turkey, mourning & white-wing doves, feral hogs, and occasionally Bobwhite quail. Other indigenous wildlife species such as migratory waterfowl, raptors, songbirds, various small mammals, and reptiles are also abundant and are commonly seen.

IMPROVEMENTS

There are no vertical improvements on the property. The east, west, and north boundaries are fenced and are in average condition. There is not north-south fence separating the West tract and the East tract. Good ranch roads provide interior access throughout the ranch. Electricity has been extended into the property on both tracts and is provided by CTEC.

SUMMARY

West San Fernando Creek Ranch is among the finest, most diverse properties currently on the market in the Texas Hill Country. Carefully managed by long-term, conservation minded landowners, this abundantly watered ranch features 3,215' or 0.61 miles of frontage along both sides of San Fernando Creek, high quality wildlife habitat, and gorgeous terrain. Located close to Fredericksburg, Austin, and Horseshoe Bay, this quiet, semi-remote property offers the opportunity to establish your family's very own legacy ranch.

FINANCIAL / TITLE

San Fernando Creek Ranch is offered as follows in Cash or at Terms acceptable solely at the discretion of the Seller:

A) The West Tract, consisting of 277.29 ac, is offered at $4,740,000 or $17,094/ac.

B) The entire property, consisting of 558.40 ac, is offered at $9,550,000 or $17,102/ac.

C) The East Tract, consisting of 281.11 ac, is offered at $4,810,000 or $17,111/ac.

Buyers may also optionally purchase one (1) River Tract with the purchase of either the West Tract or East Tract, or both River Tracts with the purchase of the entire 558.40 ac.

A) River Lot 1, consisting of 4.50 ac with 270' of Llano River frontage, is offered at $500,000.

B) River Lot 2, consisting of 3.75 ac with 270' of Llano River frontage, is offered at $415,000.

1. Offers to purchase or letters of intent must be in writing and accompanied by 1.00% of the purchase price to the escrow account at Hill Country Titles in

Fredericksburg, TX.

2. The Sellers will provide and pay for a standard owners title insurance policy. Title to the real property will be conveyed by a general or special

warranty deed.

3. The Sellers will provide a new survey.

4. Mineral rights which the Sellers own will be conveyed to the Buyer at Closing.

5. All water right claims controlled by the Sellers will be transferred to the Buyer at Closing.

6. The property lies in the Llano ISD.

7. Sensible deed restrictions, included in this packet, will be put in place at closing to maintain the integrity of the adjacent properties and the local

area.

8. The 2023 ag-exempt property taxes are estimated to be:

a. $469.73 or $0.84/ac for the 558.40 ac,

b. $233.26 or $0.84/ac for the 277.29 ac (West Tract), and

c. $236.47 or $0.84/ac for the 281.11 ac (East Tract)

This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller. Information regarding land classifications and acreages are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Anders Ranch Realty. Prospective Buyers should verify all information to their sole and complete satisfaction. SHOWN BY APPOINTMENT ONLY DO NOT TRESPASS. Buyers brokers/agents must be identified on first contact and must accompany buying prospect on first showing to be allocated full fee participation. If this condition is not met, fee participation will be at the sole discretion of Anders Ranch Realty.