The Cook Ranch is a harmonious dual-purpose ranch for the sportsman and rancher. It has interesting topography, wooded habitat, and clear water in Meridian Creek, and is coupled with improved pastures, well-organized cattle facilities and two ranch homes. This appealing ranch sits in a desirable location near Cranfills Gap and is clean, well-maintained, and very quiet. It has a good shape, semi-live water, and does not have any easements or oil and gas production. It is priced competitively for this area, and it is ready to go!
The ranch is located in far east central Hamilton County, approximately 6 miles outside of Cranfills Gap. It is 1 mile outside the Bosque County line, just west of Meridian. The drive is just over 1 hour from Waco, and approximately 2 hours from Dallas, 2 ½ hours from Austin, and 4 hours from Houston.
This ranch boasts the top area of Paul Mountain, which runs southeast through the ranch. It offers long vistas for miles in all directions and dynamic views of the ranch prairie ground. Topography is interesting, and unique for this area too, as the elevations range from approximately 981’ to 1,224’ feet, with about 250’ in elevation change. The shape of the ranch is almost a perfect rectangle and installing a high fence around the perimeter would be relatively easy to do without the need for complicated water gaps or challenging terrain on the fence line.
The entire ranch is cross fenced in 18 pastures, all of which have access to water which allows for ease of pasture rotation. Three pastures are improved coastal bermuda in the front of the ranch for grazing, where the operations are located, and the remaining pastures in the front and back of the ranch have native grasses that are good for grazing, and planting oats, wheat or sunflowers. The ranch has historically carried roughly 250 – 350 AU.
There is a good road system that runs front to back of the ranch and allows good access to most locations. The back of the ranch is accessed by three low water crossings: one is concrete and the other two are natural with a rock bottom.
The middle and southern part of the ranch has the topography with large hills that contain Paul Mountain, offering the distant views from on top. Meridian Creek is located in the middle of the ranch and runs the width of the entire ranch. The diverse terrain lends itself to plenty of deer, dove, quail, and turkeys because of this habitat.
The main water feature of this ranch is Meridian Creek. The ranch has over 2 miles on both sides of this creek, and it is semi-live, with clear water and a limestone bottom. It runs southeast through the ranch and helps to support all wildlife and livestock.
5 good Trinity water wells support this ranch, and water wells in this immediate area flow at approximately 30 gpm at depths of around 100 to 120’. They provide service to the homes, office building, working pens and troughs. Water wells in Hamilton County are not under the jurisdiction of any groundwater conservation district.
There are approximately 8 ponds scattered throughout the ranch. The largest is approximately 3 acres in size, it is stocked with bass, bream and catfish, and stages a nice setting in front of the main ranch house.
The ranch gets an average of 30-34” of rainfall annually.
Some of the mineral estate is available with an acceptable contract. There is no current production on the ranch.
The whitetail deer population is healthy and has had very little hunting pressure for many years. Turkeys roost and remain along the Meridian Creek corridor, and the dove and hog hunting are good as well. There is good fishing in a few of the larger ponds, and several deep pockets along the creek hold bass all year long.
The 3,400 s.f. main ranch house has 5 bedrooms and 3 baths and is a one-story ranch style home. It was renovated in 2006 with a new addition added, new appliances, a new metal roof, and new AC. This home is well-maintained, very clean and move-in ready.
The office building is approximately 1,000 s.f. and it has a comfortable living room and a full kitchen.
The caretaker’s home is 2,300 s.f. and has 3 bedrooms and 2 baths. It was built in 1983 and is close to the entrance to the ranch and makes for a good ranch foreman’s quarters, with a high view of the entrance area as well as the pastures.
The 20,000 s.f. indoor rodeo arena has 12 stalls, and bleachers, and has a built in workshop. The cattle pens located next to the barn are made out of heavy pipe steel and are set up for working cattle efficiently. The covered working shoots are also made out of heavy pipe steel, are extremely well-built, and were used for working longhorn cattle.
There are also two silos for grain storage (corn, wheat, or oats) by the barns.
All 9 barns have electricity and water.
There are no utility easements or power lines on the ranch.
The ranch is taxed with a 1d1 agricultural valuation for livestock, and the taxes are approximately $8,900 per year.
Some ranch equipment and rolling stock are available with an acceptable contract.
The ranch is shown by appointment only.
CONTACT: Bryan Pickens, Partner/Broker Associate
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