River Valley Ranch

The stunning Pedernales River valley between Cypress Mill and Johnson City is one of the most idyllic areas in our Texas Hill Country.  River Valley Ranch, by all measures, represents the best this area has to offer.  Its 1.3 miles of unspoiled river frontage, including a 20 acre natural lake with cascading runs on each end of it, rolling terrain, native grasses, majestic trees, diverse habitat, wildlife and unobstructed views that go on forever, this ranch is ready for its next steward.

Importantly, like many of the nearby ranches in this incredible area, the owners of this ranch made the decision to make sure this land would be conserved forever.  To that end, the current owners negotiated a donated conservation easement that allows them to continue to operate the ranch; simply in a fashion that makes sure the ranch keeps its conservation values intact.  The decision of the current owners and similar actions by many of their neighbors have created a “conservation neighborhood” of ranches that not only conserves the natural state of each ranch but also provides ranches in the area with enhanced perpetuity of natural rangelands, habitats and views.  With the ability to still develop up to seven ranches and homes on this property, it still has excellent potential for long term development/investment.

Location: The ranch is located about 4 miles southwest of the town of Cypress Mill on paved Cypress Mill Road.  The ranch is located 7 miles northeast of Johnson City and 30 miles west of Austin.  Access to great shopping, golf courses and dining is close by, if one actually has any desire to leave the ranch.

Habitat: The ranch location is along the eastern front of the Edwards Plateau and is dominated by rolling terrain of native bunch grasses such as little bluestem and blue grama. Wooded areas consist of post oaks and live oaks, with some ashe junipers and mesquites mixed in with the oaks as well as sycamore, elm, and hackberry trees.  Along the river, there are cypress, pecans and ash trees.  Stands of thicker brush can be found in the under story of the trees in many areas, particularly along the multiple creeks and drainages winding down to the river.

                      Most of the land has desirable sandy loam soils with mixed limestone outcrops.  The majority of the property is very usable, with gently rolling hills that are easily accessible.  The ranch owners have not grazed the ranch for years and the cover of native grasses is extensive and in excellent condition.

Wildlife: The ranch is teeming with white-tailed deer, turkey, dove and some quail plus some feral hogs.  Being kept in a natural state over the years, hunting is excellent and has been limited to just family and friends.

Improvements: There are no permanent structures on the ranch except for one small old barn.  There are numerous roads on the ranch that are both paved and caliche covered.  The perimeter fencing is in excellent condition.  Several good caliche pits are on the ranch for internal use.  There are also several electric service lines running through the property that allow easy access in multiple areas.

Water: This ranch sits over a very good aquifer and has excellent  groundwater.  Currently there are five water wells on the property, with two in operation.  There are 1.3 miles of frontage of the Pedernales River on the ranch and it is all very accessible.  The top of end of the river on the ranch and the lower area are primarily rocky outcrops with flowing water over small waterfalls and rapids.  The center of the river run is dominated by Lake Lester, a 20-acre area that is deep and wide providing excellent recreational opportunities.  This section of river sees very limited river traffic due to lack of nearby public accessibility.

Conservation Easement: This ranch has a Conservation Easement on it to protect the property in its natural state.  Being a negotiated easement, it is landowner friendly, while protecting the conservation values of the property and includes some notable aspects summarized below:

      • The ranch may be split in up to seven separate ranches.  Each ranch may develop their own building envelope.  This could also be created to have six ranches with a common area river frontage enjoyed by the up to six ranches.
      • Cattle may be grazed with a qualified grazing plan.  The intention is to be certain that the property is never overgrazed.
      • Current roads may all be maintained and new roads maybe built to access any new building envelopes.  There are several caliche pits on the property, which may be used for road upkeep.
      • Hunting and fishing are allowed with no restrictions on blinds and feeders and food plots are also allowed.
      • A copy of the easement document is available on request.

Electricity: Electricity is found at various places throughout the ranch.

Property Taxes:  The property is currently taxed at 1-d-1 (Open Space) Agricultural Use valuation (under Wildlife Management), where applicable.   

Minerals: The owners believe they own some minerals, which will transfer with the sale of the ranch.  The exact amount is unknown.

Price: $15,000,000 (~$9,603/acre).

BROKER: Charles M. Davidson or Jeff Boswell

PHONE: 210-415-5570 or 713-304-8186

EMAIL: cmd@republicranches.com or bos@republicranches.com

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The information contained herein has been gathered from sources deemed reliable; however, Republic Ranches, LLC and its principals, members, officers, associates, agents and employees cannot guarantee the accuracy of such information. The information contained herein is subject to changes, errors, omissions, prior sale, withdrawal of property from the market without prior notice, and approval of purchase by owner. Prospective buyers should verify all information to their satisfaction. No representation is made as to the possible value of this investment or type of use, and prospective buyers are urged to consult with their tax and legal advisors before making a final determination.

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