Mj Ranch

Location: The MJ Ranch is located 22 miles Northwest of Llano, Texas (population 3,200) and 29 miles Northeast of Mason, Texas (population 2,100). That puts it at 97 miles from Austin, Texas and 130 miles from San Antonio, Texas. It sits in the furthest NW corner of Llano County and a portion of the ranch lies in San Saba County. Description: The MJ has been operated as a cattle ranch and personal home for the current owners for the last two decades. It isn’t hard to notice but the MJ has been meticulously maintained and few, if any, ranch chores have been overlooked for a very long time. There is very little unwanted brush or prickly pear. Hundreds of large Live and Post Oak trees are scattered throughout. The highest elevation is 1560’ and the lowest near is 1560’ in the SW corner where a wet-weather creek flows. Panther Creek flows through the middle of the ranch and often has water in it but it doesn’t reliably flow year-round. Big views can be had from the South side of the ranch and hilltops and other typical Hill Country scenery can be had throughout. The ranch is perimeter fenced and cross-fenced making 4 separate pastures. There are three separate improved grass/hay fields that are approximately 10, 11, and 3 acres. The house and improvements are surrounded by a yard fence. Soils: Approximately 40% of the ranch is classified sandy loam. The remainder of the land is not as gentle but provides both scenery and excellent wildlife habitat. Water: Three ponds collect rain runoff. There is a possibility for another pond or two, particularly on Panther Creek. Improvements: The improvements are laid out in an intuitive manner. It is very easy to walk from one building to another but there is enough separation that it doesn’t feel cluttered. The custom home was built by the current owners in the early 2000’s. It is a 2 bedroom, 2 bath home with an open floor plan, a generous-sized covered back porch and circle drive. A koi pond in the back yard with a waterfall provides a nice ambiance. An existing ranch house was there when the current owners purchased the property that is still standing and in good condition. It’s being used as a guesthouse and/or storage but could easily be updated for overflow family/guests. A very old crib barn (think turn of the century 1900’s) is still in use for the large, fenced garden. There is also horse barn with five stalls and a tack room. It’s located in the house compound with the other improvements. Access: Access is via Llano County Road 411A and then a through a short deed easement. An additional access is on the North side of the ranch and goes through a deeded easement to San Saba County Road 359 taking you towards Pontotoc, Brady, or Cherokee, Texas. Financial: Seller to provide basic title policy and existing survey. If the current use of agricultural production on this property ceases after the sale for any reason, or, if the buyer does not file Form 50-167 Application for 1-d-1 (Open Space) appraisal in a timely fashion and the appraisal district begins valuing the property at market value, rather than production value, the seller will not be held responsible for rollback taxes for any of the current or preceding five years and buyer hereby releases seller from any and all liability. The information contained herein is deemed reliable, but is not warranted by Broker or Seller, and is subject to change, prior to sale, errors and/or omissions and withdrawal from market. Buyer(s) are responsible for their resolution to purchase subject property according to local, state, and federal law, and due diligence as required by proposed use. SHOWN BY APPOINTMENT ONLY DO NOT TRESPASS. Buyer(s) broker must be identified on first contact and must accompany buying prospect on first showing to be allowed full fee participation. Fee participation will ultimately be at the sole discretion of the listing broker.