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Hill Country Land News, Articles and Featured Listings.
If you are interested in buying or selling Texas Hill Country ranch land, or you just want to keep an eye on the land market, we can help you.
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Land News Training and Articles |
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Land Tax Appraisals in Texas
Of all the calls Texas can make to the heart of a Texan, owning some of its land may be the strongest.
If you’re a Texas landowner, you’re in good company; 97 percent of our state is privately owned and managed. Accompanying the thrill of owning property in Texas, though, is that all-too-familiar sting of the state’s high property taxes, which begs the question—how can landowners maximize the use of their property?
The two main ways to strategically maximize your land’s potential while saving money are through agriculture production and wildlife management. For property owners that utilize their land for agricultural purposes, like growing crops, or to improve native wildlife populations, Texas has provided valuation methods to help offset the cost of high property tax rates.
The Two Types of Tax Appraisal Methods
Two types of tax appraisal methods in Texas are called 1-d (Assessment of Lands Designated
for Agriculture Use) and 1-d-1 (Taxation of Certain Open Space Land, or OSL).
The 1-D Method
The 1-d method is for landowners who use their land full-time solely for agriculture production and who base their entire income on agriculture. Today, most landowners in Texas don’t base their entire income on full-time agriculture, which is why the state introduced a tax break that is relevant to more landowners in the form of 1-d-1.
The 1-D-1 Method
The 1-d-1 method, also known as an “ag exemption,” is based solely on the primary use of land and doesn’t take into consideration the landowner’s income or occupation. This makes it a much more appealing tax appraisal method for landowners looking for a little relief from our state’s high taxes. Texas bill HB 1358 added wildlife management to the list of qualifying agriculture practices for tax relief under OSL 1-d-1 in 1995. Most landowners in Texas who take advantage of this tax exemption fall under the 1-d-1 appraisal through agriculture valuation or wildlife.
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Just Add Water
In Texas, nothing attracts wildlife and birds to your property—and keeps them coming back—like water. And few property improvements are as likely to increase your land value as a pond, lake or stock tank.
But before you get started building your pond, there are several things you need to know.
Raising Property Value
“Water structures like ponds and tanks are hot selling features,” says Mickey Nixon, Capital Farm Credit regional chief appraiser based in Lubbock. “Adding a water structure is a good way to enhance marketability and increase the value of livestock and recreational properties. That’s especially true in the Texas Hill Country and Central Texas.”
Barbara Golden, credit office president with Lone Star Ag Credit in Paris, sees ponds increasing land values in northeast Texas, as well.
“Water sources oftentimes do add value to real estate tracts for livestock purposes, as well as for recreational reasons like fishing, duck hunting and dove hunting,” Golden says.
Most rain-fed water structures increase the property value in proportion to the construction cost, according to Nixon.
“In other words, if you spend $25,000 on a pond or tank, it should enhance your property value by a commensurate amount,” he says. “That’s provided we’re not in a prolonged period of drought and the tank is not dry when a prospective buyer looks at it.”
Nixon’s fellow regional chief appraiser for East Texas, Wayne Young, points out that a well-designed pond can sometimes increase the value of a tract more than it costs. He offers the example of a tract featuring a natural drainage basin that can be dammed up cost-effectively. But the converse can be true if the land is not well-suited to pond construction.
Young often checks Google Earth historical images from dry periods to ensure a pond retains water. “Anytime I am appraising a tract and a water feature appears to be impacting the value, I look at the historical imagery,” he says.
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Our Hill Country Land Listings |
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HACIENDA DOS ARROYOS
26625 Wild River Road
Spicewood, TX 78669
~68 Acres
Price: $6,750,000
Spectacular 68+ acre private estate on Fall Creek w/ Hill Country views!
Close to Austin, no zoning, wildlife exempt & no home owners association.
Main Estate - 5 Bedrooms, 13,527 sq/ft
Guest House/Barn- 4 Bedrooms, 4,428 sq/ft
Foreman's House- 2 Bedrooms, 1,430 sq/ft
Main estate has spacious living area with open beamed ceilings and lots of natural light.
Chef's kitchen, large copper vent and spacious dining area. Master suite has covered patio with amazing views. Elegant master bath creates a haven of relaxation. Guests will appreciate the privacy of separate casitas or complete accommodations in guest house/barn.
Three level resort style pool & koi pond, two rain collection systems. Seven car attached garage and equipment barn. Four horse stalls w/ lighted arena & 75’x75’ covered pavilion ideal for large gatherings.
Over 4,500 feet of frontage on the live water of Big and Little Fall Creek.
Hill Country living at its finest!
Close to golf courses, marinas & small aircraft airports.
Space for your own helicopter pad.
Forty minutes to downtown Austin.
Within one hour of the Austin international airport.
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Cedar Creek Ranch
+-246 acres | $3,499,500
000 Ranch to Market Road 3054
Log Cabin, TX 75148
2 miles NE of Log Cabin, TX and 10.4 miles east of Athens, TX
One of the last major tracts (+-246-acres) not yet developed on Cedar Creek Lake. This ranch Includes over 1700 feet of highly desired lake frontage and 1700 feet of frontage on Ranch to Market Road 3054. Only 70 miles to downtown Dallas and 102 miles to downtown Ft Worth. The ranch is heavily wooded with numerous varieties of trees and is just waiting for the right developer, investor or rancher to come along. The property has been in the same family since 1963 and is currently used for wildlife management and raising cattle. It is a fantastic property that has the potential to be developed immediately, purchased as a long-term investment or utilized as a gentlemen’s ranch. Read more ...
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Mill Creek Homesite Acreage
13.175 acres | $189,000
000 FM 2657 Briggs, TX 78608
(Near 3400 FM 2657 Briggs, TX)
Wooded, 13-acre, recreational homesite property in NE Burnet County near Briggs, TX. ~23 miles south of Killeen and Ft Hood and 20 miles north of Liberty Hill.
This property is heavily wooded and offers ~270 feet of frontage on Mill Creek and ~300 feet of frontage on FM 2657. Mill Creek has a hard limestone bottom in this area and runs crystal clear water. Electricity is available nearby and the property sits on the Trinity aquifer.
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Whitewater Springs – Large Acreage Tract
8.78 acres | $165,000 $150,000
000 FM 1174 Bertram, TX 78605
(Near 11311 FM 1174)
Large acreage (+-8.78 acres) homesite tract available in the picturesque Whitewater Springs subdivision near Marble Falls, TX. This tract has incredible views of the surrounding hills and rough canyons. It also includes numerous well-maintained oaks, elm and cedar trees. Drainage on the tract has been recently improved and all utilities are available. Includes over 600’ of frontage on FM 1174 and is currently under a 1-d-1 wildlife valuation which keeps the property taxes low.
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Hilltop Springs Ranch Tract 1
18.08 acres | $208,000
000 FM 580 Kempner, TX 76539
(Near 12575 FM 580)
Wooded, lightly restricted, recreational/homesite property in Lampasas County near Kempner, TX. Not far from Killeen and Ft Hood, this property offers fantastic long-range views of the rolling hill country terrain. It is part of the Hilltop Springs Ranch subdivision and is currently under a 1-D-1 wildlife appraisal which keeps the taxes low. Includes a stock pond and over 1300’ of frontage on FM 580. Electricity is available and a water meter and taps were recently installed with Kempner water. This tract is reasonably priced and won’t last long.
Located ~11 miles North of Kempner, TX and ~28 miles West of Killeen, TX.
Wildlife: The ranch habitat attracts most of the native Texas wildlife, whitetail deer, wild turkeys, feral hogs, coyotes, foxes, raccoons, mourning and white wing doves, quail and many other native small animals and birds are present on the ranch.
Grasses and Trees: Native grasses and trees. Live oaks, cedars and cedar elms are flourishing.
Improvements: Access to municipal water, stock pond, partially fenced.
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El Ranch Escondido
+- 200 acres -- $659,000
Unusual opportunity to purchase a 200-acre fully outfitted turnkey hunting ranch in the rugged and picturesque terrain of southeastern Edwards County. The property is located about 15 miles south and east of Rock Springs, TX in the Cade Draw pasture of Eagle Ridge Ranch. It is ~145 miles west/northwest of San Antonio and 180 miles due west of Austin. The Edwards County airport is located a convenient 10 miles from the ranch. The terrain is rugged and beautiful at the same time. It has a total relief of some 240 ft. from a high of 2360 ft. above sea level at the top of the high peak to a low of 2120 ft above sea level at the bottom of the canyon. This property is already set up as the perfect hunting getaway and includes everything needed to immediately enjoy everything it has to offer. It has all of the attributes needed for a hunting getaway spot. The property includes a completely furnished two-bedroom, 1 bath cabin with a loft for additional sleeping space. Expansive two-story deck, a fantastic covered pavilion with barbecue pit, smoker, fireplace, cedar table and bench seats, a two story 30’x45’ steel workshop/storage building, tractor w/attachments, ranch truck, Polaris Ranger UTV, five deer stands, five corn feeders, three protein feeders, three alfalfa hay racks, two hog traps and much more. Read more...
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12027 E FM 1431
Marble Falls, TX
5.5 acres -- 4 bedroom, 3 bath house
Detached Garage w/upstairs apt
3284 sqft living area as per Burnet CAD
Swimming Pool, Stone Patio, Deck, Pond
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Featured Hill Country Land Listings |
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50+/- Acres with Home, Pool, Barn with Living Quarters and Monster Views! This property is unrestricted and has many potential uses. The main house is an 1818 SF 3BR/2BA with full front and back porches. 2 car carport. Beautiful back yard. Above ground pool with deck and 432 SF pool house. The views while at the pool are absolutely JAW DROPPING! Pool house has water closet and loft. 240 SF Man cave with workout room, shop and greenhouse. 200 SF storeroom with shed for golf carts/utility vehicles. Huge 12,000 SF metal barn with 2368 SF two story Barndominium with 6BR/2BA. Huge deck off 2nd story inside barn for storage.
Courtesy of: Topper Real Estate
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The Escondido Ranch, an incredible live water ranch for sale in Coryell County, is located just 15 minutes South West from Gatesville, providing high-style ranch living and commercial opportunities. An end of the road property, surrounded by large ranches. The land includes both spectacular hills and open meadows; all easily accessible by good ranch roads. Free flowing Cow House Creek; crystal clear, rock bottom pecan tree lined creek banks compliment a diverse tree canopy with hidden clearings creating a park- like setting. It is also home to a nesting pair of Bald Eagles. Coryell County has a rich Native American history, explore for arrowheads along Cow House Creek. The ranch boasts a 3-acre private lake!
Courtesy of: Texas Ranch Brokers
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Spectacular 30+ acre property with approximately 700 feet of waterfront on Lake Travis. Located at the convergence of the Colorado and Pedernales Rivers, the water is deep and very consistent right here, even through a drought. There are several great building spots offering stunning Southeast facing views of the lake under a canopy of large majestic Oak trees. Access to the property is through a gated subdivision on a ribbon-curbed, paved road. Abundant wildlife include whitetail, turkey, dove, song birds, etc. Wildlife Valuation currently in place keeping the taxes extremely low. Livestock and bow hunting allowed.
Courtesy of: Mark Fox co.
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Location says it all! Just minutes from Burnet, Inks Lake, and Buchanan Dam. This property is part of a larger ranch that has been in the family for 85 years. It boasts huge vistas and deep draws. There is a natural spring on the property that runs continuously and produces approximately 2 gpm. Ample water for the wildlife that consists of whitetail deer, turkey, and blackbuck antelope. Many potential home sites to view the sunrise and sunset. New fence on the south and east boundaries. The ranch checks all the boxes for a recreational hunting ranch.
Courtesy of: Joe David Yates and Associates
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Crystal Creek Ranch
831 high fenced acres | $2,250,000
Crystal Creek is an 831.3-acre high fenced turnkey commercial hunting ranch. The ranch includes an ongoing commercially successful hunting operation that was established in 2005. Located in Kinney County, Texas between Del Rio and Brackettville, approximately 16 miles west of Brackettville and 12 miles east of Del Rio at the end of Mud Creek Road. This area is classic Southwest Texas brush country. The ranch supports significant native wildlife as well as being stocked with numerous exotics. The entire ranch is high fenced and the game are closely managed for quantity and quality in order to maximize the hunting experience. Whitetail deer, turkey and dove hunting are done in season while wild hogs and exotics are hunted year-round.
Mud Creek, also called Crystal Creek because of the clear water and hard bottom, flows through the ranch. It is a tributary to Sycamore Creek and the Rio Grande River. A dam and levee system near the main house create a fantastic 10-acre lake stocked with catfish, largemouth bass, goggle eyed perch and fathead minnows.
The ranch provides Texas hunting at its best and includes hunting for wild hogs, rams and goats, axis deer, blackbuck antelope, fallow deer, sika deer, aoudads, whitetail deer, and turkey. A full-time degreed wildlife biologist and hunting guide lives on the property and will consider working with any new owner to continue the successful operation.
The main house is a 1750-sqft 3-bedroom, 2-bath ranch house originally built in 1936 and remodeled and updated in 2005, with all new windows installed in 2018. The main house area also includes a screened porch, well maintained yard, two car garage/workshop with small living area and bathroom, and carport. This is a perfect home for an owner/operator.
The hunting operation includes a recently renovated 30x 60 two story bunkhouse with kitchen facilities, living and dining area, storage area, washer and dryer, 7-bedrooms, 3-baths and bunk capacity for 15 people which provides lodging for hunting clients and guests. A small 750-sqft cabin provides on-site living quarters for the hunting guide/foreman.
Location: 4969 Mud Creek Road, Brackettville, Texas -- Between Del Rio and Brackettville. Read more:
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Gaines Ranch
160 acres -- $319,000
Hunting ranch in the rugged and picturesque terrain of Southeastern Edwards County. The property is located about 15 miles south and east of Rock Springs, TX near the Cade Draw pasture of Eagle Ridge Ranch. It is ~145 miles west/northwest of San Antonio and 180 miles due west of Austin. The Edwards County airport is located a convenient 10 miles from the ranch. The terrain is rugged and beautiful at the same time with a total relief of some 200 ft. from a high of 2280 ft. above sea level at the top of the highest peak to a low of 2080 ft above sea level at the bottom of the canyon. This rough and rugged property is perfect for a hunting getaway. Native wildlife abounds as well as numerous free roaming exotics. It has all of the attributes needed for a hunting getaway spot. The property includes electricity, water well, long distance shooting range (400 yard and 800 yard). Currently has a 1-D-1 Open Space Agricultural Valuation. The wildlife valuation significantly reduces the property tax burden – 2018 property tax ~ $106. The wildlife plan includes two supplemental wildlife watering systems, one utilizes well water, the other catches and stores rain water. Cedar has been actively managed and strategically cleared over the years. An additional 200-acre turnkey hunting property, El Rancho Escondido is available for purchase. El Ranch Escondido adjoins the Gaines Ranch on the south side. Read More ....
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Althaus Ranch - Sold!
+-1066 acres - $5,500/acre
Opportunity to purchase a very large ranch (+-1066 acres as per appraisal district) in the scenic area between Marble Falls and Burnet, TX. The ranch is located in south eastern Burnet County within an hour’s drive of the Greater Austin area. From the ranch entrance, it is 6 miles to Burnet (population 6355), 11 miles to the Highland Lakes town of Marble Falls (population 6514), 56 miles to downtown Austin and 97 miles to downtown San Antonio. This property has been in the same family for over 100 years and has been a continuous ranching and hunting operation during that time. The property is close to the Highland Lakes area in the Texas Hill Country and near the Balcones Canyonlands National Wildlife Refuge. The terrain is rugged and beautiful at the same time with a total relief of some 300 ft from a high of 1480 ft above sea level at the top of the high mesas to a low of 1180 ft above sea level on Hairston Creek and its tributaries. The high points on the property offer many potential building sites with fantastic views of the surrounding rugged and sparsely populated Hill Country area. Hairston Creek and numerous draws, tributaries and springs are all flowing significant volumes of water right now. This property is a diamond in the rough and has many potential uses including continuing with the current ranching and recreational use or alternatively, the property has significant development potential. Read More ..
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Canipe Ranch
89 acres | $389,000
89 acre recreational property in Lampasas County near Kempner, TX. Currently used for cattle, bees and recreational hunting.
More info coming soon!
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Hood Ranch -- 75 acre recreational property near Kempner, TX. Currently used for raising goats and recreational hunting. The goat herd maintains the agricultural tax exemption and helps keep the cedar growth under control. The property has rolling terrain with some nice draws and views of the surrounding hills. A comfortable 2 bed room / 1 bathroom house makes for an upscale weekend cabin for hunters or family. The cabin has a wraparound porch and a propane stove.
Other improvements include a goat barn with custom feeder and pens with a loading gate and a storage barn.
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Each Office Independently Operated
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