Thornton Ranch Sales
Leonard F. (LEN) Thornton
Broker, REALTOR®
1501 Isaac Creek Circle
New Braunfels, TX 78132
Phone: (210) 656-1955
Fax: (800) 371-8486


THORNTON RANCH

A Well Improved Turn-key Hill Country Hunting--Ranching--Recreation Ranch with Whitetail Deer, Turkey, Black Buck Antelope, Peacocks, Birds, Live Oaks, 3 houses

1,328.943 ACRES
EDWARDS COUNTY, TEXAS

LOCATION: Located 5 miles northwest of Rocksprings, the county seat; or 68 miles west of Kerrville; or 116 miles northwest of San Antonio; or 156 miles west southwest of Austin; or 278 miles southwest of Dallas; or 290 miles west of Houston. All distances are measured straight-line "as the crow flies".

BACKGROUND AND CURRENT OPERATIONS: Historically this pretty ranch has been operated as a livestock and hunting ranch. It was owned by a native landowner ranching family for three generations until 1997 when my family and I bought it from the original owner's grandchildren. With the help of a full time "live on the ranch" manager and his wife, we have operated this place as our family get-away retreat with emphasis on hunting, recreation and ranching (mother cow operation only, no sheep or goats). In the past six years numerous improvements have been completed including remodeling the 3 houses and the big red barn, drilling and equipping a back up water well, installing an above ground swimming pool, landscaping, road improvements, putting four old fields back into cultivation, establishing a garden and orchard, and implementation of a successful wildlife management program. The ranch manager and his wife are available for continued employment as hereinafter described. My name is Len Thornton. I am a ranch real estate broker and I am now offering our family ranch for sale.

METHOD OF SALE: We will convey the property by a General Warranty Deed, provide and pay for a standard Owner's Policy of Title Insurance, and provide a survey plat dated July 16, 1997. This survey was completed when we bought the ranch and there have been no changes in the perimeter fences.

DESCRIPTION: This outstanding turnkey Hill Country/Edwards Plateau operating ranch has a multitude of highly desirable characteristics that are usually found on the utopian wish list of prospective ranch buyers who are searching for a private hide-a-way retreat where all the work is already done. This ranch is definitely ready to use and enjoy in its present "as is" condition. Specifically, the property is exceptionally well located in a highly desirable part of Edwards County (i.e. it is surrounded on three sides by larger ranches owned by longtime stable native landowners and by a quiet paved farm to market road on the fourth side). It is a leisurely 10 minute drive to town. Access to the ranch is superb with 2.1 miles of paved road frontage forming the southwest boundary line. The traffic count on this road is minimal. Privacy is assured as there are no road easements through the ranch to serve other landowners, nor are there any public roads adjacent to the ranch other than the above described paved road. Additional privacy is provided by the ranch headquarters complex being located about 1.1 mile off the highway near the middle of the ranch. All of the ranch perimeter fences and internal cross fences are low non-deer proof fences that allow free range for the deer population. The ranch is exceptionally well watered by two electrically operated water wells with abundant reserves of clear potable water for people, cattle and wildlife. These wells provide water for the headquarters complex, 22 strategically located water points in the pastures, vegetable garden, orchard, yard and pool. The topography varies from gently to steeply rolling with elevations from about 2,295 feet to 2,384 feet above sea level. There is an excellent system of two-wheel drive roads that easily access all parts of the ranch via a suburban or pickup truck. The primary tree cover consists of literally thousands of healthy live oak trees, shin oak and a few Spanish oak. Additional tree cover includes wild persimmon, agarita, mountain laurel and a few cedar trees (cedar comprises less than 1% of total tree cover). Plus there are large pecan trees in the headquarters area. There is an excellent stand of native grasses including curly mesquite, little bluestem, gramma and many more. This ranch will support about 35 animal units year round. There are four pastures and one trap pasture laid out in a manner that facilitates efficient livestock operations. There is an outstanding wildlife population as further described below. The headquarters house, guest house, manager's house and barn have all been remodeled in the past six years. If a clean, productive, reasonably priced, and well but not overly improved get-away ranch for recreational use, ranching and wildlife is your objective, then you will be favorably impressed with this one. You must see this ranch to fully appreciate it. It will reach out, grab you and not let go!!!!

WILDLIFE, HUNTING, RECREATION: This ranch has an outstanding wildlife population comprised of whitetail deer, Blackbuck antelope, turkey, dove, quail, coons, ringtail cats, possums, skunks, fox, birds, rabbits, porcupines and miscellaneous varmints. Additionally, a healthy flock of peacocks and peahens add tons of color and provide "watch-dog" security for the headquarters area. Some nice ten point whitetail bucks have been harvested and there are several trophy class Blackbuck antelope on the property that are now ready for harvest. An ongoing wildlife management program, including year round feeding with 7 automatic deer feeders, was established six years ago. Deer harvest rules are ten points or better on bucks, and there is no limit on spike/cull bucks and does. There are hundreds of Rio Grande Turkey on this ranch along with several permanent turkey roosts. The spring season turkey hunting is unbelievably impressive as the gobblers will respond to even less than professional calling techniques and put on a show that you will never forget. Whether you are a bow hunter, deer hunter, bird hunter, turkey hunter, photographer, birdwatcher, outdoorsman, or observer of nature, the wildlife on this ranch will keep you challenged and entertained. Three automatic deer feeders located in the headquarters area provide a great wildlife show when they go off three times a day (early morning, noon and late afternoon). Six humming bird feeders at the main house provide a fantastic ongoing humming bird show. Several Indian artifacts have been found on the ranch and there are more to be found. Additionally, this ranch offers the opportunity for horseback riding over relatively rock free terrain with miles of roads and trails to maximize your riding pleasure. Also, varied activities such as hiking, exploring, camping, bird-watching, nature walks, or simply relaxing and watching digital T.V. in the air conditioned headquarter house/lodge are all available to you and your guests.

IMPROVEMENTS: The improvements are as described above and further detailed below. The estimated new replacement cost of all these improvements is $461,070.00 or the equivalent of $346.94 per acre. Telephone and electric service are available and in place.

ITEM*	ESTIMATED NEW REPLACEMENT COST**
Headquarters House, 2 B.R., 2 Bath, (1,978 sq. ft. living area @ $60/ft and 876 sq. ft. of porch @ $20/ft)	$136,200
Old Headquarters House (now a guest house. 1,022 sq. ft. @ $60/ft)	61,320
Manager's House, 2 B.R., 1 Bath (1,025 sq. ft.@ $30/ft)	30,750
Drive Through Barn, (2,350 sq. ft.@ $20.00/ft)	47,000
Cattle Pens and Horse Round Pen	15,000
Cattle squeeze chute	1,200
2 Electric Water Wells (@ 9,000 each)	18,000
2.5 miles of underground water line and 22 water troughs/points	25,000
Concrete water storage reservoir	15,000
9 Miles fences @ $9,000/mile	81,000
Entry Road (1.1 mile @ $15,000/mile)	16,500
7 Automatic deer feeders (@ $500 each)	3,500
9 Deer blinds (@ $400 each)	3,600
Swimming Pool (17' X 33' X 4') and Deck	7,000
Total	$461,070**

* Square footage figures shown are approximate.
** The contribution to value of the estimated new replacement cost of the improvements on a per acre basis would be $346.94 calculated as follows:

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