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Available Bosque County · Valley Mills, Texas

Cotton Willow Ranch

1,239± Acres

Price $11,151,000
Price $11,151,000
Total Acres 1,239±
Price
$11,151,000
Deeded Acres
1,239±
County
Bosque
Location
Valley Mills, Texas

Cotton Willow Ranch represents one of the most remarkable ranches available in the state of Texas. Located in central Texas just 25 minutes from Waco, and within 90 minutes of Dallas and Austin, the ranch boasts ease of access for the majority of the population of the state. Situated in the highly desirable “Top of the Hill Country” Bosque County landscape, vast elevation changes create sweeping vistas overlooking miles of gin clear creeks, multiple ponds, and seasonal springs. A mixture of awe inspiring old growth hardwoods and forests along with hundreds of acres of native prairie create a scenic blend across the landscape that provide habitat for wildlife along with grazing areas for livestock. The ranch is 1,239 pristine acres that make the springs and both live water creeks run as clear as you have seen. There are no old buildings, no trash, no junk. The location of Cotton Willow Ranch is genuinely rare for Texas. The rainfall here is still substantial enough to run live water creeks and support multiple springs along with bluebonnets and indian paint brushes that blanket the ranch in the spring time. The ground is forgiving rather than rocky, allowing you to comfortably drive and walk across nearly the entire property. A more northerly position in the state creates a true four-season experience: milder summer heat than many Texas regions and winter conditions that can even bring snowfall (frequently for Texas standards). The history of thoughtful cattle management on the property has promoted preservation of the native habitat, which has allowed wildlife to flourish and the ranch to maintain populations of Bobwhite quail, and wild turkey as well as ample white-tailed deer, hogs, and other native wildlife for the area. Premium metal deer stands and feeders are thoughtfully positioned throughout the property in locations worthy of a magazine spread. Current Infrastructure includes well-planned pastures, 8 ponds, and 20 miles of roads, complemented with a set of metal cattle pens for managing the grazing. Cotton Willow has everything you need for a true Texas ranch with a generational legacy.  

Location
The Ranch features a truly ideal central Texas position, within a 30 minute drive of the property you can be in downtown Waco, or on the water at Lake Waco or Lake Whitney. With such close proximity to the city of Waco, any and all amenities are present for the convenience of Cotton Willow Ranch. The ranch’s advantageous location within 1.5 hours of the DFW and Austin metropolitan areas significantly enhances the property’s value, offering excellent accessibility and investment potential. Billions of dollars in recent investment towards energy and data infrastructure in this locale also make the area an attractive location for the long term land investor.  Distances to Texas’ Metroplexes from the front gate listed below. 
  • Dallas: 95 miles, 1.5 hours
  • Austin: 125 miles, 1.25 hours
  • Houston: 200 miles, 3.25 hours
  • San Antonio: 195 miles, 3.5 hours
Topography, Rangeland & Habitat
Cotton Willow Ranch experiences over 100’ of elevation change from the properties high ridges where one can see for miles over the Bosque hill country, to the creek bottoms where century old hardwoods look over the clear running waters of Willow and Cottonwood Creeks. In between these ridges and bottoms are hundreds of acres of productive native prairie dotted with oaks and juniper and featuring diverse assemblages of native grasses and forbs. Trademark species like Little Bluestem that tell the story of proper rangeland management provide cover for threatened species like the Bobwhite quail while continuing to maintain soil health into the future. In the springtime this property becomes a Texas postcard; dozens of native flowering species including Bluebonnets, Indian Blankets, and Winecups cover the property in a colorful mosaic.  The property’s internal pasture system has allowed cattle to be effectively rotated across a majority of the ranch to prevent overgrazing and foster conservation of the prairie. With minimal revamping, the systems and infrastructure in place will allow a new manager to continue the intentional management of this unique piece of Texas. 
Wildlife
Thanks to a history of proper management, The Cotton Willow Ranch is also home to an extensive list of charismatic native species including self-sustaining populations of Bobwhite Quail, Texas Horned Lizards, Rio Grande Turkeys, and White-tailed deer.  Migratory birds including doves and waterfowl frequent the ranch. Mourning doves are seen regularly and are in large numbers during their migration times. Waterfowl use the ponds on the ranch throughout the winter being close to the Brazos river flyway.
Improvements
Cotton Willow Ranch affords a rare opportunity to build custom improvements on a premium piece of land in Central Texas. There are many spectacular home site possibilities including several on high ridges that face the setting sun overlooking the creek and vast amounts of the ranch. Current improvements include perimeter and interior fencing, a set of high volume working pens. 4 premium metal 5×8 deer stands, and 12 deer, turkey, and quail feeders spread throughout the property.
Water
This unforgettable ranch is named for the two limestone-lined creeks, Willow Creek and Cottonwood Creek that bisect the property and converge near the southern boundary. Crystal clear waters pour over waterfalls and meander around bends for a total of ~2.2 miles creating countless picturesque scenes. Walks along the banks of these creeks often reveal fossils and arrowheads to the keen observer. Feeding into these creeks are an assemblage of springs, several of which could be potentially targeted to develop larger bodies of water on the property.  In addition, 8 ponds are strategically dispersed, providing reliable water sources for both livestock and wildlife in each section of the property. 
Electricity
Power is located on the property.
Minerals
Negotiable.
Area History
Bosque County holds deep historical roots, first inhabited by Native American tribes like the Tonkawa and Comanche, who traveled its river valleys and open plains. In the mid-1800s, European settlers arrived, drawn by the fertile land along the Bosque and Brazos Rivers. The area soon became known for its farming, ranching, and limestone architecture. Today, Bosque County blends natural beauty with a rich cultural legacy, offering a timeless rural landscape steeped in Texas history.

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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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