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.

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.

FM 1979 Farm, San Marcos, TX

Posted on: August 13th, 2017 by

Located just outside the San Marcos city limits and within the San Marcos ETJ, this 285-acre tract is a prime residential development opportunity for the discerning investor/developer. In the heart of one of Central Texas fastest-growing areas, this property offers easy access to schools, shopping, recreation and employers via State Highway 123 and IH-35. San Marcos High School is just six miles away; The popular San Marcos Outlet Mall retail areas are a 7.8-mile drive. The boundary between the San Marcos Consolidated and Navarro Independent school districts runs through the property, enabling development to maximize the marketability of two highly desirable school districts.

Currently operated as a dry-land farm, the property affords consistent lease revenue and significant property tax savings through its agriculture-based property tax exemption. Neighboring properties include several well-maintained housing subdivisions, rural homes, and agricultural tracts. This tract is on the cusp of significant appreciation potential as residential development of the surrounding area continues.


San Marcos is strategically located at the heart of the Austin-San Antonio Innovation Corridor. Forbes dubbed it the center of Americas Next Great Metropolis. The Greater San Marcos region represents the southern portion of the Austin-Round Rock-San Marcos MSA, and sits just 50 miles north of San Antonio via IH-35. Austin Bergstrom International Airport is 43 miles north via the SH-130 Tollway, and downtown Austin is an easy 41-mile commute on IH-35.

The San Marcos region has a population of 250,000 people, including 38,000-plus students who attend Texas State University, the fourth largest university in Texas. Since 2010, San Marcos has added more than 2,800 new jobs to support a diverse array of business and industry. Its attraction to new business and residents can be attributed to San Marcos unique combination of central location, natural beauty, amenities and affordability. It boasts the third-lowest cost of living index in the state, compared to other Texas cities and metropolitan areas. In addition, San Marcos consistently appears on best of lists, including recent rankings as one of the best places to retire, best city for raising kids, and best places to shop. San Marcos pristine natural beauty, with abundant parks, lakes and the crystal-clear San Marcos River, contributes to a high quality of life for those who live, work and play here.

4,500 Acres Bordering the Red River

Posted on: September 19th, 2014 by

This 4,500-acre native grassland ranch, situated in the southeastern Texas Panhandle, has a river-bed buffer from neighboring properties on its north and south boundaries, and a high fence along its western boundary. The secluded location of this property makes it one of the most suitable ranches of its size for managed hunting anywhere in the Texas Panhandle.

Bounded by the Prairie Dog Town Fork of the Red River (locally known as the Big Red) on its north side, and the Little Red River on its south side, the ranch has fairly constant subsurface water table levels regardless of rainfall fluctuations. Grass availability for livestock and wildlife habitat is therefore consistent and not affected by variations in weather conditions to the extent of most other Panhandle properties.
Native grasses consist primarily of sand dropseed, alkali sacaton, & various grama grasses. They provide abundant livestock grazing and wildlife habitat. Approximately 116 acres, previously in the government CRP program, is currently classified by FSA as cropland and could be planted in specific wildlife attraction crops. Wildlife includes quail, turkey, dove, and deer (mule deer & whitetail). Historically, the ranch has consistently supported approximately 150 cow/calf units annually, with peaks reaching 200 units.

The ranch is fully developed for livestock production with good permanent fencing, water facilities supported by the rural water supply co-op, working corrals & handling facilities, and roadways throughout.

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