Central Texas Development Property

Posted on: August 13th, 2018 by Super Admin

OVERVIEW: Tract of land between Austin and San Antonio, Texas, located within one of the nation's fastest-growing populations – according to Forbes, "The Heart of Americas Next Great Metropolis".
Known locally as York Valley Ranch (YVR), the Property is open, gently rolling land with varied vegetation & topography, several lakes, and multiple ponds fed by York Creek and natural springs. York Creek meanders through the Property in a northwesterly to southeasterly direction forming the boundary between the San Marcos CISD (Northeast side) and Seguin ISD (Southwest side). A network of all-weather gravel roads and typical pasture roads provides interior access.

THE AREA: The Property is located an approximate 40-minute drive from Austin Bergstrom International Airport (ABIA), and no more than one hour from downtown Austin and San Antonio. Under normal driving conditions, ABIA is more accessible from York Valley Ranch than from most of the fast-growing suburbs north and west of Austin.
The Property lies between San Marcos and Seguin, two notable towns in the Central Texas Growth corridor.
* San Marcos. Home to Texas State University, San Marcos has a well-educated workforce with an affordable cost of living. The city registered a population of ~62,000 people in 2016. According to the Cost of Living Index 2017 Annual Report, San Marcos is one of the most affordable cities, posting a composite index score of 92.3% (as compared to Austin at 97.7%, and Dallas at 102.1%, for reference). In 2016, approximately 86.4% of the workforce had a high school level of education or higher, and approximately 32.0% of the workforce had attained a bachelors degree or higher.
* Seguin. Seguin is known as one of the strongest manufacturing clusters in the region, as it is home to more manufacturing jobs per capita than any other city in Texas. More than 30,000 called Seguin home in 2016, and the city continues to grow as new jobs are added to the region.
Notable employers in the two cities include Amazon Fulfillment, Caterpillar, Continental Automotive Systems, and a variety of educational institutions.

IMPROVEMENTS: The Property is set up for handling and managing livestock. Facilities include two sets of steel corrals with loading/unloading chutes and a covered processing area with hydraulic chute. Barbed wire fencing surrounds the perimeter and divides interior areas into pastures and traps that facilitate efficient crop, grazing and livestock management. Other Improvements include barns, grain silos, an implement and hay shed, a tool shed, a loafing shed, and a loading ramp.

* Prominent Location Straddling SH 130 in Thriving Central Texas Corridor
Frontage on both sides of SH 130 (Toll), a key connector between Austin and San Antonio; SH 130 bypasses heavily-congested IH 35, connecting IH 35 north of Georgetown to IH 10 near Seguin; Less than one hour from downtown Austin and San Antonio; Approximately 40 minutes from Austin-Bergstrom International Airport; Within 15 minutes of IH 35 (links Canada and Mexico), IH 10 (links the Pacific and Atlantic Oceans), San Marcos and its outlet mall & University, historic New Braunfels, and Seguin; Approximately equidistant from the IH 35/SH 123 Interchange (San Marcos) and the IH 10/SH 130 Interchange east of Seguin; Within both the San Marcos CISD and Sequin ISD

* Municipal Utility District
The Property has been prepared to take advantage of coming growth by establishment of the York Valley Municipal Utility District (York Valley MUD) – so a future investor can convert the Property's current agricultural use to another use if desired.
York Valley MUD was created in 2007 by the Texas Legislature (Senate Bill No 1982). York Valley MUD has authority to: 1) impose taxes and issue tax-exempt bonds to pay for water, wastewater and drainage improvements, 2) utilize the power of eminent domain, 3) impose taxes and issue tax-exempt bonds to pay for roads, and 4) divide itself into two or more new districts. All of the Property lies within the boundaries of York Valley MUD.

* Minimal Restrictions
The Property is not located within any city limits or Extra Territorial Jurisdictions (ETJs) and is not subject to deed restrictions. It can be used for any legal purpose within Guadalupe County, subject to applicable Guadalupe County rules and regulations. A future developer may realize significant savings developing this Property as compared to other development projects that are located within city limits, ETJs, or otherwise subject to deed restrictions.

* Ag-Exempt Property with Current Tax Benefits
The Property's current agricultural lease qualifies it for an agricultural-use exemption, which sets its value for property tax purposes at a fraction of the actual market value. The agricultural-use exemption in 2017 resulted in a ~92% reduction in annual property taxes. An investor can capitalize on current revenue from the lease and reduced agricultural use-based property taxes, while also receiving the upside potential of future redevelopment in this prime location.


Posted on: January 13th, 2018 by Super Admin

60 Acres Farmland alongside CR 28

Owned by the same family for more than 50 years, this tract of land has been continuously operated in the USDA farm programs. It can be a solid addition to an existing farming / grazing operation or possibly enrolled in the CRP program and serve as an agriculture investment that generates consistent income.

Located approximately 1.4 miles south of Quitaque, Texas, the property is bounded by CR 28 on the east side. It may also be a candidate for establishing a residence and related out-buildings on — thereby providing a country living setting.

West Boulder River, McLeod Montana

Posted on: December 11th, 2017 by Super Admin


The Burnt Leather Ranch has historically been comprised of several parts that worked together to form a well-balanced and recreationally diverse ranch. We are privileged to offer for sale what is referred to by the owner as the Old Steen Place. The Steen Place portion of the ranch includes the headquarters of the Burnt Leather Ranch as well as its most valuable recreational resources. This is the portion for which the Burnt Leather is famous, primarily because of the over 2 miles of both sides of the West Boulder River which flows through the ranch providing one of the most scenic and prolific stretches of water on which to catch trout in the lower 48 states. This is arguably the most coveted ranch in the most desirable neighborhood for recreational ranches in Montana.

The West Boulder River Valley, and the surrounding northern slopes of the Absaroka/Beartooth Wilderness in south central Montana, has long been known for its stunning beauty, crystal clear trout streams and limitless wild country to explore on foot or horseback. Laced with vibrant aspen groves and evergreen-covered slopes, the trout-rich West Boulder River busily searches its way through open parks of wild flowers, under the shadow of jagged, snow-capped peaks. Burnt Leather Ranch is what you see when you dream of your Montana ranch.

176 Acres CRP off TX-207 S

Posted on: October 13th, 2017 by Super Admin

176 Acres CRP off TX-207 S.

Owned by the same family since the 1890s, this tract of land has been enrolled in the Conservation Reserve Program for more than 20 years. With the current CRP contract expiring in September 2017, the property can be re-enrolled in the program & continue as an agriculture investment that generates consistent income, or it can be converted to farming / grazing as an addition to an existing operation.

Located approximately 10- miles south of Silverton, Texas, the property is bounded by CR C (a county-maintained gravel road) on the south side.

278 acres in Hall County, Texas

Posted on: October 13th, 2017 by Super Admin

This southeastern Texas Panhandle farm is located in a rural area where residents, many of whose families have known each other for generations, enjoy a traditional, safe, small-town community environment. Located about 1-1/2 miles south of State Highway 86, the property is an excellent setting for a week-end retreat or more permanent rural living.

Approximately 278 acres in size, the farm contains approximately 175 acres of cropland (as classified by FSA), of which 160 acres is well-established B-Dahl and Fescue grass. This provides above average grazing for livestock. Mountain creek crosses the southeastern portion of the farm, and is bounded on both sides by native grassland, trees and small brush. Wildlife, abundant throughout the area, includes quail, turkey, dove, and deer.

The property is fully developed for livestock production with excellent permanent fencing, water facilities supported by the Red River Water Authority of Texas, working corrals & handling facilities, and roadways throughout. Electricity is provided by AEP Texas North Company (formerly West Texas Utilities).

1447 acres in Castro County, Texas

Posted on: October 13th, 2017 by Super Admin

This 1,447-acre Texas Panhandle farm, located approximately 4 miles northwest of Dimmitt, Texas, is one contiguous tract of land with 1,104 acres currently enrolled in the USDA Conservation Reserve Program (CRP). The annual CRP payments total $43,413.00. Approximately 238 acres are in cultivation and cashed leased. Irrigated crops have been produced previously on the farm. As evidenced by the farm's USDA-FSA crop bases, commodities produced have included wheat, oats, corn, cotton, and barley.

Prior to enrollment of the property in the CRP, irrigation facilities (wells, underground pipe distribution system, and center pivot sprinkler) were in operation, with sufficient subsurface water to support the crop program. The decision to enter the farm in the CRP was based upon factors outside the availability of subsurface water. A number of farms in the immediate area currently produce irrigated crops, thereby indicating potential to re-establish a portion of this farm into irrigated crop production. Information obtained from High Plains Underground Water Conservation District (HPUWCD) indicates presence of irrigation quantity water under this farm similar to that of others in the area. HPUWCD water monitoring information, along with logs of wells drilled previously on the property is available for further investigation.

The farm's perimeter, along with a few cross fences, is fenced with 4-strand barbed wire ranging from good to fair condition.

The potential for irrigation production, along with CRP income make the farm a solid base for producing consistent annual returns on the investment.

1090 acres in McLennan County, Texas

Posted on: October 13th, 2017 by Super Admin

This 1,090-acre Brazos Valley irrigated farm, located approximately 10 miles southeast of Waco, Texas, is one contiguous tract of land with 920 cultivated acres (87.5% irrigated, 12.5% dryland). The farm has a long history of use for irrigated crop production with indications via water rights documents that it was irrigated as far back as 1918. While corn and cotton have historically been the primary crops produced (evidenced by 864.5 acres of USDA-FSA crop bases – 73.6% corn, 20.6% cotton, and balance in wheat base), the land is suitable for production of grain sorghum, wheat, oats and soybeans. Some specialty crops such as melons could likely be produced on the property as well.

Crops on the property are irrigated using water pumped from the Brazos River and Tehuacana Creek via an underground pipe distribution system to seven center pivot irrigation sprinklers. Grain storage facilities, accommodating approximately 340,000 bushels of grain, and a 12,000 SF shop provide additional revenue sources and support for the farm. Other improvements include multiple farm buildings, an office building, and two houses.

The farm is offered with rights adjudicated by the State of Texas to divert 1,060 acre-feet of surface water per annum from the Brazos River and Tehuacana Creek for irrigation purposes. These water rights represent a property right that can be severed from the farm and sold to a third party subject to state law. They are among the oldest rights along the Brazos River (1918 & 1929), and are much higher in priority date than those of most of the Brazos River Systems agricultural and municipal users.

This farm's diverse features, size, high percentage of quality cropland, irrigation water delivery system, grain storage facilities, and other revenue-producing improvements combine to offer a substantial base for producing consistent annual returns. Coupled with the senior adjudicated water rights, the farm offers significant potential for appreciation.

Austin/San Antonio Corridor – Development Property

Posted on: January 9th, 2017 by Super Admin

This 515-acre tract of land lies between Austin and San Antonio, in one of central Texas fastest growing areas – in the corridor between State Hwy 123 and TX-130 Toll Highway. It is certain to appreciate in value as Austin, San Antonio, and the towns between them continue their impressive growth. Located approximately 13 miles southeast of San Marcos in Guadalupe County, the property is one of the last farms of its size available for sale in this area.

The acreage consists of two tracts [303.6 acres & 211.7 acres] divided by Bylerpool Road. Each tract is bounded by paved roadway frontage on two sides. Water lines (Crystal Clear Water Supply Corporation) and power lines (Guadalupe Valley Electric Co-Op) run alongside each tract. There is no wastewater treatment service. However, the property is well-positioned to benefit from nearby York Valley MUDs ability to issue tax-exempt bonds to fund or reimburse wastewater and other infrastructure improvements.

The land is currently operated as a dry-land farm, which affords consistent lease revenue and qualifies it for an agriculture-based property tax exemption. Property taxes (based upon agriculture use) are less than $1,500 per year, and will continue in this range so long as the farm is operated or leased for agriculture use.

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