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Cottonwood Springs Ranch

559.28 Acres    ·    Bandera County, Tarpley, TX    ·    $2,400,000

In the same family since the 1860s, the historic Cottonwood Springs Ranch is situated in its own series of valleys, canyons and protective mountains in Bandera County, Texas, between Tarpley and Utopia. This ranch offers privacy, numerous springs, productive valleys with juniper management in place, seven canyons, excellent wildlife habitat, exceptional topography, forever views, and a modest road system. It is waiting for its next steward to make it their own.

Location: The ranch entrance is off Rio Hondo Loop E Road, about 4.5 driving miles north of FM 470. The ranch is 10.3 driving miles from Tarpley, 17.5 driving miles from Utopia and Bandera is less than 25 miles from Bandera. The property is only 76 driving miles (1.5 hour drive time!) from the San Antonio International Airport.

Water: The namesake Cottonwood Springs are centrally located on the southern portion of the ranch with a sizable waterhole and the remains of a historic cottonwood tree that benefitted from the springs for many years.

There are several seeps/springs at the headwaters of the Williams Creek watershed that is located on the western part of the ranch.  Other seeps/springs are located elsewhere on the ranch depending on conditions.

The current owners have also put into service a small rainwater catchment (aka guzzler), as well, to provide another source of water for wildlife.

Topography, Rangeland and Habitat: This scenic Hill Country ranch has over 400’ of topographical relief with a high point some 2,120 feet above sea level. The valley areas are fertile bottomland with majestic trees and deep-rooted grasses bounded by meandering protective ridge tops to the north along with the seven main canyons. This diversity along with the riparian areas along the creek drainages offer extraordinarily productive habitat.

Typical of this part of the Hill Country, the habitat includes oak juniper woodlands with fantastic tree diversity including live oak, Spanish oak, shin oak, blue oak, Texas Madrone, cherry, redbud, Texas and Mexican buckeyes, walnut and Ashe juniper.  Additionally, diverse brush species, succulents and grasses also provide excellent habitat for wildlife.

Juniper management has been in place on the ranch for years in the valleys, lower hillsides and on some ridge tops; enhancing range conditions, habitat, spring flows and usability.

Agriculture: The ranch has historically grazed domestic livestock and exotic livestock but is currently resting its pastures as part of its overall conservation management plan.

Wildlife and Hunting: The ranch is high fenced on the perimeter.

The ranch is home to populations of white-tailed deer, turkey, dove, feral hogs and other wildlife. In addition, this area of Texas is a known destination for birdwatchers with 76 species having been identified on or over the property.

History: Cottonwood Springs Ranch has been in the same family since the 1860s when Fabian Lucius Hicks, one of the earliest and most prominent settlers to the area, built his first house, made from local timber, on property next to what became known as “Hicks’ Creek”. The marriage of his daughter to R. D. Garrison, another local leader, led to the eventual holdings of more than 37,000 acres within the Hicks and Garrison families, many of whom still live in the area. The sellers of Cottonwood Springs Ranch are the 5th generation of a  family that  has always tried to be good stewards of the land.

Area Attractions: A quick drive from the ranch is the quaint community of Tarpley home to “Mac and Ernie’s”, known across Texas and beyond for serving up some of the finest gourmet cuisine to be found…on paper plates! 

A short distance to the southwest is Utopia, Texas, with several restaurants and stores, including the Lost Maples Cafe and The Laurel Tree, another famous destination dining venue. 

The larger community of Bandera, the Cowboy Capital of the World, is nearby and has all the necessities including a grocery store, Boyles Hardware, Tractor Supply, etc.  In addition, Bandera has several well-known restaurants, watering holes and venues including the OST, Arkey Blue’s Silver Dollar and the 11th Street Cowboy Bar.  The monthly Bandera Market Days are always lively, and the annual Memorial Day Weekend Stampede Rodeo is worth a visit.

Other: The ranch is appraised for ad valorem taxes under 1D1-Ag/ Wildlife Management valuation on its open space.

Seller’s owned minerals, if any, will convey.

Asking Price: Asking $2,400,000 (or $4,291/ac.)


Agent(s): Charles Davidson, Partner/Sales Associate
(210) 415-5570
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