Stonewall, TX 78671(Gillespie County)

This is 10 miles west of Johnson City (supplies, restaurants, basics), 20 miles east of way-cool Fredericksburg (hospital, airport, many shops/cafes, big box stores) and about an hour from Austin and San Antonio (everything else), smack dab in the middle of the exciting Texas Hill Country and Wine Trail. The Pedernales River valley is well known for peaches, grapes, lavender and pecans, and the countryside is filled with spiffy-clean farms, wineries and showplace-type ranches. This area of Central Texas is highly desirable for its laid back, rural-chic lifestyle and staggering long term growth prospects.

WATER: The ranch fronts on the wide, hard-flowing Pedernales River for over a mile, including a long, deep hole near the residence boasting some of the best fishing and boating in the area. This water is constant (inflow and outflow throughout drought of 2011), clear and spring-fed, and varies from wide, noisy falls to pocked limestone slabs punctuated by bathtubs and floatable pools. Most of the river frontage is easily accessible on foot, and a shady pecan bottom near the main house provides relaxing riverside shelter.

The ranch includes adjudicated rights to pump 250 acre-feet of water annually from an established intake point on site. In addition to the river, the property is watered by spring-fed Iron Rock Creek for about 2 miles. This interesting brook flows perennially in places, offers scenic pecan/walnut bottom of its own, and creates a stellar 4 acre fishing lake just below the est. 60 gpm main spring. The creek creates a highly fascinating canyon as it bisects an unusual quartz-granite outcrop, and is fed by an ancient hillside spring further down its course. This area shows evidence of Native American and early settler activity in the form of old spring boxes and traces of dwellings.

Other springs are located on site, and there are several stock ponds which hold water year round, including a small but picturesque one fed by a pair of shallow artesian wells. The ranch is also watered by about 12 water wells, one of which was tested at 145 gpm, with water availability well-distributed. Abundant groundwater appears to be available at depths ranging from 50 to 300 feet,

depending upon location. For more information on groundwater, contact the Hill Country Underground Water Conservation District or the Blanco-Pedernales Groundwater Conservation District.

LAND: Overall, the ranch rolls gently downward through a series of low hills and mini-valleys from NW to SE, with a knob of 1811 elevation offering some of the most spectacular views in the area, down to the low elevation of 1370 at SE corner on the river. Much variety exists throughout, with soils ranging from deeper loams to thin clays with limestone and granite outcrops. In fact, there is an extremely interesting, long outcrop of quartz granite on site, from which the stones to construct the primary residential compound were quarried. In places, sheer granite bluffs rise 20 above the post oak forest floor, creating an awesome spectacle rarely seen. There are also a couple of old, abandoned copper mines in this vicinity.

Redstone has tilled and grass fields scattered throughout, with excellent diversity of trees, shrubs and grasses around them. Hardwoods include liveoak, post oak, Spanish oak, mesquite, pecan and walnut, with little to no cedar. Established grasses include klein, bluestems and Wilmans lovegrass. The fields are used for winter grazing and hay crops. A very uniform cover of oaks is a hallmark of the ranch, and ongoing careful management has created a park-like look which pervades much of the property. Persimmon, agarita and other shrubs provide browse and cover, resulting in superb habitat for the abundant deer, antelope and turkey who roam the pastures.

A small pecan orchard is located just north of the residential compound, and, due to the soil types, a relatively high % of the ranch is suitable for more intensive uses such as peaches, grapes and improved grasses. In fact, there are several stellar horse farms in neighborhood of Redstone, and the area has been discovered by the serious equine community.

Hunting is superb for whitetail & axis deer, antelope and turkey, with decent dove shooting available on occasion. Many varmints inhabit the site, including bobcat, rabbit, squirrel, raccoon, opossum and ringtail cat. Waterfowl can be found on stock ponds on occasion, and songbirds are abundant seasonally.

IMPROVEMENTS: The ranch is tastefully improved for recreational and agricultural uses, with the centerpiece being a fabulous, 14,000 square foot residential compound constructed of ranch-quarried redstone quartz granite. This compound includes a primary residence of about 8,700 square feet, which was former President Lyndon Johnsons party house, and was mostly rebuilt in the early 1980s. This sprawling dwelling includes 11 bedrooms, 6 baths and numerous fireplaces, as well as a large party room, dining room and executive kitchen. Appointments are first rate, and overall condition is good.

Three similarly-appointed guest houses are connected by covered walkway to the main house, and there is about 4,000 square feet of covered porches as well. An in-ground lap pool is surrounded by redstone landscaping, overlooking the Pedernales River and pecan grove below. A three car garage also adjoins the compound, and the area is tastefully landscaped, and immaculately maintained.

Other residential improvements include a 2-story, 4,000 square foot, restored historical-type home, located on the northern section of the ranch. This compound includes other restored outbuildings which are quite charming, plus a couple of modern barns/sheds, all in good condition. This set of improvements sits near the ranchs highest point, and offers sweeping views of the countryside to the south.

There are several other livable/restorable dwellings located throughout the ranch in varied condition, some currently usable. A large, functional ranch shop building serves as the center of operations, and a good set of cattle working pens is situated nearby. Several sets of working pens are found in other locations across the ranch as well.

An old, paved airstrip of about 2,500 runs N/S, ending at a large hangar in good condition. The ranch has an excellent infrastructure of improved roads, some paved, and there is extensive fencing and cross fencing, much of it smooth wire, and some of the fields are high fenced. There are numerous other outbuildings, barns and sheds, and an understated electric gate entrance welcomes visitors.

FINANCIAL/TITLE: Asking $6,950/acre, cash to seller, who will provide basic title insurance and current survey. Seller shall retain 50% of owned minerals. The ranch has electric utility easements (no large transmission lines), and an interior road to a small neighboring parcel. An active, small church cemetery is unobtrusive, and served by a county road. The ranch lies in both the Fredericksburg and Johnson City ISDs, and 2010 ag-rate taxes are estimated at $30,000.

SUMMARY: Redstone Ranch is a true Hill Country classic, combining major league live water, fine improvements, production, recreation, location and scenic beauty to the hilt. This is investment-grade, rural real estate at its finest, wrapped in a romantic package that will stimulate the senses. If this speaks to

you, come on! We will be honored to make your acquaintance, and appreciate your consideration of the offering. Seller will consider division into parcels of about 470 to 1900 acres, prices TBD.

The information contained herein has been diligently assembled and is deemed reliable, but is not warranted by Broker or Seller, express or implied, and is subject to change, prior sale, errors and/or omissions and withdrawal from market. Buyers must verify accuracy of representations on their own, as well as investigate potentially pertinent natural attributes, laws and regulations, and draw their own conclusions regarding the usefulness and value of the property for a given purpose. Viewing appointments scheduled with LANDTX staff only. SHOWN BY APPOINTMENT ONLY DO NOT TRESPASS.

Buyers brokers must be identified on first contact, and must accompany buying prospect on first showing to be allowed full fee participation. If this condition is not met, fee participation will be at sole discretion of LANDTX, David E. Culver, broker.