Johnson City, TX 78636(Blanco County)

DESCRIPTION: This pristine Hill Country ranch has all of the characteristics sought by most buyers/investors. There are many and varied positive features including both sides of two spring-fed, crystal clear, rock-bottom streams. Specifically, North Grape Creek traverses the ranch for about .5 mile. The beauty of this spectacular stream is verified by the snapshots in this brochure. There are wonderful fishing holes, swimming holes, pools, waterfalls, and lots of fast water. This stream is also great for tubing, canoeing and kayaking. Huge pecan trees and rich bottomland soil flank both sides of this exceptional stream. A second spring-fed, rock-bottom stream, White Oak Creek, traverses the property for about ¾ of a mile. It is much smaller but just as pretty as the larger stream and it has outstanding potential for construction of several small dams and lakes. An old rock fireplace chimney located in a pretty setting adjacent to this creek indicates it was the site of an early settler's cabin (if only this old chimney could talk----). The highest hilltop, which has several ledge type caves, is named Cave Mountain on the U.S.G.S Topographic Map covering this area. Terrain elevations vary from about 1,275 to 1545 feet above sea level. Consequently, the views from the higher elevations will take your breath away. There is about 15 miles of good pasture roads on the property and most points are easily accessible in a two wheel drive suburban or pickup truck. After clearing all of the cedar (except in the draws and steeper hillsides) there remains a beautiful cover of post oak, live oak, Spanish oak, persimmon, elm and pecan trees. The entire ranch is enclosed in a good perimeter fence and there are no internal cross fences. This ranch is remote yet very easily accessible in that in that it lies 1.9 miles off a quiet paved Farm to Market road. The all weather crushed granite access road is superior to most county gravel roads and there are no gates or obstructions between the highway and the property. Peace, quiet and privacy are assured by the end of the road location and the total absence of adjacent sub-divisions. There is an outstanding population of wildlife including deer, turkey, dove, quail and hogs. There is an excellent site for a properly oriented (northwest-southeast) airstrip 3,150 feet in length. Electricity is available from an electric power line that traverses the property. As indicated by neighboring water wells there is ample potable underground water available from a reasonably shallow depth. There is a pipeline easement on the property which offers no disadvantages except that construction is not allowed within the right-of-way.

MINERALS: Minerals are intact and all will be conveyed to buyer.

RECREATION, HUNTING, FISHING: If you are an outdoor person there are unlimited fun things to do on this property. There is a prolific and healthy game population comprised of whitetail deer, turkey, hogs, squirrels, rabbits, fox, bobcats and armadillos on this ranch and throughout the local area. Fishing, swimming, tubing, canoeing and kayaking are available for water enthusiasts. Trophy bass, perch and catfish are there to be caught. Bird watching is superb year round and you can observe dozens of humming birds simultaneously during the summer months if you keep 4 or 5 feeders available with hummingbird food. There are doves, robins, blue birds, cardinals, painted buntings, finches and a whole range of water birds and miscellaneous seasonal birds of every description. Or, if you prefer a more sedate form of recreation, you can sit in one of many hillside and natural observation points with your binoculars and be entertained by scoping for deer, turkey and wildlife. Searching for arrow heads and miscellaneous Indian artifacts adjacent to the streams and on the mountain top areas is most interesting. Stargazing is unsurpassed. The pollution free night sky is so clear that you will see stars, the milky way and other constellations like you have never seen them before. The terrain is exceptionally well suited for horse riding. Hiking and exploring canyons, caves and remote areas is challenging and interesting.

POSSESSION: Possession subject to no leases of any kind shall be given on the day of closing and funding subject to Seller having 30 days after closing to remove his personal property and livestock from the property.

IMPROVEMENTS: Small one room hunter's cabin with electricity. Good perimeter fence. Extensive internal ranch road system.

TAXES: Taxes for 2008 were $780.00. Ag use taxes are in place.

PRICE: $3,984,000.00* ($6,000.00 per acre)

* The total price shall be adjusted based on the actual number of surveyed acres inside the perimeter fence multiplied by the price per acre agreed upon by Seller and Buyer. Said price shall not include any livestock or personal property.

TERMS: All cash at closing or any other terms acceptable to Sellers.

BROKER’S COMMENT: I have inspected and sold many Hill County ranches in my 30 year career as a ranch and recreational property real estate broker and for the money this one is equal to or better in quality than any that I have seen. The highest and best potential uses for this beautiful property are as follows:

• Development into a small or large acreage tract subdivision.

• Construction of a water and outdoor oriented corporate retreat.

• High fenced exotic/native wildlife showplace.

• Creation of a private Hill Country oriented paradise/retreat.

• Buy and hold for enjoyment and investment.