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


HUNTING-RANCHING-RECREATION RANCH

(Deer, Turkey, Dove, Minerals, Live Oaks and Scenic Hill Country)
2,634.08 ACRES (OFFERED INTACT OR IN 3 TRACTS)
SUTTON AND SCHLEICHER COUNTIES, TEXAS

LOCATION: Located on the Edwards Plateau in the northwestern part of the Hill Country about 19 miles southeast of Eldorado, which is the Schleicher county seat; or 20 miles northeast of Sonora which is the Sutton county seat; or 28 miles northwest of Junction; or 50 miles south southeast of San Angelo; or 83 miles northwest of Kerrville; or 140 miles northwest of San Antonio; or 160 miles northwest of Austin; or 250 miles southwest of Dallas; or 300 miles west northwest of Houston. All distances are measured straight-line "as the crow flies".

BACKGROUND: This ranch has been owned by the same family for seventy plus years with present undivided ownership being vested in a brother and his three sisters. The brother has operated this ranch for the past twenty five years as a livestock and hunting ranch. The ranch is now on a deferred grazing program with no livestock having been stocked since August 2000. There are no hunting or grazing leases now in effect and full possession of the ranch shall be given to buyer on the date of closing.

METHOD OF SALE: The Owners have given Thornton Ranch Sales exclusive authorization to market this ranch. The Owners (Sellers) will convey the property by a General Warranty Deed, provide a standard Owner's Policy of Title Insurance, and provide a current survey of the property. This ranch is available intact or in three tracts as hereinafter described. If sold in tracts Seller will also build and pay for construction of a new fence on all unfenced boundary lines. This ranch is offered for sale on an all cash basis, however, if a Buyer desires financing it is readily available from the Federal Land Bank and other lenders.

DESCRIPTION: This beautiful ranch has a multitude of desirable characteristics that will be attractive to most people who are searching for quality oak tree studded land located in an area where land prices have not yet reached an unaffordable price level. Specifically, though located in a sparsely populated area, access is superb via about 1.6 miles of paved ranch to market road frontage along the west boundary line of the ranch. Two county seat towns are well under 30 minutes away and San Angelo with its shopping malls and restaurants is less than a one hour drive away. The ranch is surrounded by similar size or larger low fenced ranches. Privacy is assured as there are no road easements through the ranch and there are no public roads fronting the property other than the paved road described above. Electric power and telephone service is readily available. There is an abundance of good potable drinking water at a reasonably shallow depth as demonstrated by three existing water wells, only two of which are equipped at this time. The terrain has enough elevation variation to provide scenic views and tons of character, yet all the internal roads are easily drivable by a two wheel drive vehicle. These elevations vary from 2,240 to 2,396 feet above sea level. A majority of the ranch has excellent tree cover comprised of live oak (many with trunks 3 feet or more in diameter), shin oak, mesquite, algarita, cedar and miscellaneous brush. This tree cover provides outstanding wildlife habitat. The Seller has carefully managed an existing healthy wildlife population that is available for immediate hunting and which can be easily enhanced by a year round feeding program and continued prudent management. There is a headquarters complex with an old house in need of repairs, barns, sheds, pens and corrals. Terrain compatible for construction of a 4,500 foot airstrip with minimum earth movement is available. Sufficient royalty interest will be conveyed to make it worth while to the Buyer in the event there ever is commercial oil/gas production on the property. All the above along with a most reasonable offering price makes this property a buying opportunity.

WILDLIFE, HUNTING, RECREATION: The wildlife population includes white-tail deer, turkey, dove, fox, coons, rabbits and miscellaneous varmints. The hunting rights have historically been leased to a group of hunters on a season long lease. Whether you are a bow hunter, deer hunter, bird hunter, photographer, birdwatcher, outdoorsman, or a student of nature, the wildlife on this beautiful ranch will keep you challenged and entertained. There is a possibility of Indian artifacts and Indian mounds (middens) existing on this ranch, however this Broker has not identified any known sites to date. The ranch offers the opportunity for horse riding with miles and miles of pretty areas and trails to be explored.

Also, varied activities such as hiking, exploring, camping, bird-watching, nature walks, or setting on a hillside with your binoculars and searching the countryside for wildlife are all available for the taking. Or, if your desire is to simply get away from it all, build your get-away dream house and enjoy Mother Nature at her best, this tranquil ranch would be the perfect place to achieve that objective.

MINERALS: There is no oil/gas production on the ranch at this time. Preliminary research indicates the minerals are 100% intact. The Sellers will convey a 20% participating royalty interest in all the minerals owned in, on and under the property (i.e. Buyers will receive 20% of bonuses, delay rentals and royalty paid on any Oil, Gas and Mineral Leases on the property as well as all surface damage payments that might be forthcoming in the event of future exploration activity).

IMPROVEMENTS: An 80 to 90 year old 4 room and one bath headquarters house in need of repairs, a good all metal sheep/goat shearing barn/shed with concrete floor, 1 windmill well, 1 electric submersible pump well at headquarters, 1 good well at headquarters that is not equipped, 2 large concrete water storage reservoirs, approximately 6 gravity flow stock and game watering troughs fed by underground pipelines and one earthen tank. Miscellaneous barns, sheds and store houses, old two bedroom one bath mobile home, low sheep and goat proof perimeter fences and cross fences. Good internal ranch road system. Electricity and radio telephone service is available.

TAXES: Based on current agricultural use the total ad valorum taxes for calendar year 2000 were $2,634.00 or only about $1.00 per acre. The property shall be conveyed to the buyer with said agricultural use and related tax rate in effect. POSSESSION: Full possession subject to no grazing or hunting leases of any kind shall be given on the date of closing and funding. However, Seller reserves the right to convey the property subject to any Oil, Gas and Mineral Leases that might be in effect on the date of sale.

PRICE: (if ranch sold intact): $1,027,291.00** ($390.00 per acre)

PRICE: If sold in tracts:

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