Texas Farm & Ranch, vol 106

Re-imagining 1031 Tax Deferred Investment Solutions

“We’re going to give you our money. We worked really hard for it. Please don’t lose it.” These were the words from a third-generation farm-owner who had just made one of the most pivotal decisions of his life… To sell the family farm that had provided a living, built a family, and established a legacy for the next generation. As I sat across the kitchen table with the patriarch, his daughter, and granddaughter, I was reminded that the most valuable form of currency isn’t money—it’s trust. Trust is the foundation of relationships and starts with shared values and aligned interests.

We are seeing the perfect storm with the convergence of highly appreciated property, aging demographics, and the desire to transition from the burden of day-to-day property management to passive lifestyle income. With recent increases in property values of agricultural land1 , we believe investment property owners are more motivated than ever to explore their exit strategies through 1031 tax deferred reinvestment options. For many active property owners, the hardest part of the hold/sell decision is letting go of the familiar…to embrace the unfamiliar. Any worthwhile investment solution begins with education and trusted research.

Under IRS 1031 exchange rules, sellers of investment property can defer capital gains and other taxes, provided they reinvest proceeds into another qualified investment property. However, at its core, a 1031 tax deferred exchange should always be a fundamental investment strategy first and a

tax strategy second. The surging demand for investment real estate has resulted in a limited supply of quality 1031 replacement properties. As a result, many investors can be hesitant to sell their relinquished property until they have reasonable assurance of locating and closing a suitable 1031 replacement solution.

So, what are generational farmers, ranchers, sporting and lifestyle property owners to do when evaluating the hold-versus-sell decision? Is it possible to achieve both tax deferral and preservation of investment value in this competitive real estate market? Is there an integrated 1031 solution that combines tax deferral with potential streams of passive income, simplified estate planning, and diversified real estate holdings? If you are asking these questions and ready to transition from actively managed property to passively owned investment real estate, then read on…

One of the fastest growing segments of the 1031 exchange market is the Delaware Statutory Trust (“DST”)2 . Pre-structured DSTs are intended to be a “turn-key” solution designed for diversified property ownership, potential for multiple streams of passive income, and efficient replacement property identification and closing. Many DSTs are pre-structured programs, sponsored by national investment management companies with proven track records. In some cases, investors can identify and close on their individual DST property interests within days of selling their relinquished property and potentially begin enjoying passive cash flow.

DSTs can be offered as either all-cash investments or partially leveraged programs with non-recourse debt. With low investment minimums, investors can combine multiple property interests like building blocks or “Legos” to arrange highly-diversified and personalized real estate investment portfolios. DSTs represent diverse asset classes and investment strategies, including: New Class “A” multifamily residential communities, Industrial properties such as Amazon and Ford distribution facilities, Manufactured Housing, Self-Storage portfolios, Healthcare/Medical properties, and Essential Service properties such as Kroger Grocery, Dollar General, Tractor Supply, Walmart, and Walgreens. Depending on the investment amount, and the investor’s risk tolerance and investment objectives, Petra can generally allocate to each of these asset classes in an attempt to increase diversification and optimize performance outcomes.

While there is always risk to real estate investing, DSTs are offered as securitized real estate that must pass through multiple levels of due diligence and underwriting before being offered to qualified investors. If you are interested in learning how to transform your hard-earned wealth into a diversified portfolio of DST properties with the potential for passive income, please give us a call.

Investment results and distributions are not guaranteed. 1031/DST transactions are speculative investments and are suitable only for investors with high risk tolerance that understand the risks, including: loss of entire investment, illiquidity, lack of marketability, long-term investment horizons, risks associated with real estate investment, and general market risks.

This information does not constitute an offering of, nor does it constitute the solicitation of an offer to buy, any securities. This material is not intended to provide any tax, legal, or investment advice. Securities offered

Essential Properties

Multifamily

-PUBLISHED

2 Spencer Road, Suite 101 Boerne, TX 78006 800-580-7330

PUBLISHER

David B. Dunham SALES 866-401-7664 sales@farmandranch.com

DIRECTOR OF SALES Sydnee Meyer 281-377-3299 sydnee@farmandranch.com

CREATIVE DIRECTOR Courtney Loving 281-369-5686 cloving@farmandranch.com

CONTENT CREATOR & EDITOR Morgan Mosier

SUBSCRIPTIONS 866-726-2448 cloving@farmandranch.com

E-MAIL & ONLINE information@farmandranch.com farmandranch.com

As the earth finally transitions into the redeeming coolness of autumn and the parade of 100-degree temperatures comes to an end, I’m reminded that my 1870s Texan ancestors lived their lives without air-conditioning. Hard to imagine, but true, nonetheless.

For that matter, our 1932 home is built in some ways like theirs. Facing the southeast to catch the prevailing breeze, with high ceilings, large windows, and deep porches. When possible, walls were built of stone, adobe, or ceramic blocks finished with plaster or stucco, with tile or wooden floors. All features reflecting age-old construction techniques, designed to retain the coolness in a shaded interior from the relentless summer heat, and conversely, to the retain the heat captured within the walls during the winter. Many of these techniques originated in the Moorish Empire, which occupied Spain for over 700 years and knew a little something about hot and dry, bringing architectural sensibilities still evident in Texas today.

Speaking of adobe walls, Sterry Butcher, a frequent and brilliant contributor to the pages of Texas Farm & Ranch who lives and writes in Marfa, graces the pages of this issue with her “The Politics of Adobe Could Reshape West Texas”, an article about the history, practical application, and surprising political impact of an ancient building practice in Marfa.

Accompanied by fellow West Texan Jessica Lutz’s beautiful photography, her story, previously featured in Texas Monthly, explores her personal experiences with her own adobe home, the revival of interest in the art of making adobe bricks, and current efforts to promote this humble material as an off-set to rising housing costs. Here’s an excerpt from the article with Sterry’s adobe brick recipe:

“To make adobe bricks, take screened earth and shovel it into a wheelbarrow. Add water and mix into a satisfying sludge. Add horse manure, straw, or macerated cactus as strengtheners. Set a clean form on level ground and pour the mixture into the form, forcing mud into the corners and scraping the extra off the top. When it’s well packed, lift the form. Leave these bricks to dry for three or four days, then turn them on their ends to dry another couple of weeks. After that, build something.“

As easy as this sounds, there is a reason why skilled adobe brick-makers, or adoberos, are referred to as “maestros”, a Spanish word which connotes the English words of both masterful and teacher. And there is nothing easy about the politics of adobe, as Sterry reports. We hope you enjoy this uniquely Texan recounting of the revival of an ancient art.

Meanwhile, back at Texas Farm & Ranch HQ, we’re seeing an influx of new farm and ranch

should

one and create your own adobe house hacienda!

David B. Dunham, Publisher publisher@farmandranch.com

Berkshire Hathaway HomeServices Hill Country Properties 60 texaslandandranch.net

Bill Brewer Broker 97 adbrewer38@gmail.com

Dullnig Ranch Sales at Kuper Sotheby’s International Realty ..................... Cover, 24 DullnigRanches.com

The duPerier Texas Land Man 66 TexasLandMan.com

EXIT Realty New Braunfels 105 greg.machalec@gmail.com

Glass Land & Home 98 glasslandandhome.com

Hayden Outdoors 90 HaydenOutdoors.com

Kuper Sotheby’s International Realty Ashley Robertson 44 ashley.robertson@kupersir.com

Land & Ranch Realty Lem Lewis 43 lem@landandranchrealty.com

Land & Ranch Realty Lonnie Davenport 43 lonnie@landandranchrealty.com

Land InvesTex, LLC 96 landinvestex.com

Legend Texas Properties 100 legendtexas.com

RE/MAX The Woodlands & Spring The Mike Seder Group

92 MikeSeder.com

Reata Ranch Realty 40 ReataRanchRealty.com

Scott Land Co, LLC 103 scottlandcompany.com

Simpson Ranches & Land, LLC

88 SimpsonRanches.com

Steve Grant Real Estate 104 stevegrant.com

Stransky Properties 50, 72 stranskyproperties.com

Texas LandMen, LLC 76 texaslandmen.com

HighRidge Land & Homes

42 chris@highridgelh.com

Hill Country Real Estate 47 hcrealestate.com

Home and Ranch Real Estate 84 HomeAndRanchRealEstate.com

Live Water Properties 99 LiveWaterProperties.com Meek Ranch Sales .................................. 94 meekranchsales.com

Moreland Properties Carolyn Vogel 48 cvogel@moreland.com

United Country Real Estate

38 unitedcountry.com

Utopia Ranch Realty 49 utopiaranchrealty.com

Virdell Real Estate Mikel Virdell 45 virdellrealestate.com

Hood Real Estate Inc.

52 HoodRealEstateInc.com

Jacobs Properties 101 txland.com

King Land & Water 80 KingLandWater.com

Moreland Properties Chad Mahagan 48 chad@moreland.com

Phyllis Browning Co. Real Estate .......... 102 tgill@phyllisbrowning.com

Pine & Beckett Realtors 87 pineandbeckett.com

Virdell Real Estate Tory B. Virdell 45 virdellrealestate.com

46 wow-properties.com

West of Weird Properties

NORTHEAST

38 203...........Lamar 98 378...........Henderson 104 500...........Lamar 61

NORTHWEST

160...........Wilbarger 103 3,900........Runnels 88

SOUTH 26.............Kleberg 59 98.............Jim Wells..........88 149...........Live Oak 79 270...........Duval 74 602...........Live Oak 78 646...........Castro 103 889...........Frio 89 915...........Frio 77 1,050........Maverick...........32 1,111........Zapata 88 1,132........Frio 66 1,715........Castro 103 2,010........Zavala 60 2,242........Dimmit 33 2,355........Maverick...........32 2,850........Frio 89 3,150........Frio 31 3,150........Zavala 31 5,000........Frio 31 5,008........Dimmit 76 5,820........Maverick...........32 9,382........Live Oak 31 9,382........Duval 31 9,446........Live Oak 83 9,446........Jim Wells..........83 15,963......Maverick...........32

SOUTHEAST

11.............Brewster 82 56.............Jeff Davis 82 2,300........Pecos 33 2,600........Presidio 83 3,231........Terrell 88 6,253........Brewster 82 7,410........Terrell 82 7,800........Val Verde 65 9,510........Terrell 83 9,957........Presidio 83 10,955......Val Verde 82 14,502......Presidio 82 17,542......Brewster 81 19,814......Brewster 81 27,495......Culberson 80 34,123......Brewster 80 34,480......Brewster 81 47,700......Hudspeth 81 51,630......Presidio 83 76,185......Hudspeth 80 76,185......Culberson 80 95,570......Brewster 80 102,078....Brewster 81 113,650....Jeff Davis 81

81

80

Bosque

Brazos

HILL COUNTRY

Zandt

NORTHWEST

Dimmit

Duval

Frio

Goliad

Hidalgo

Jim Hogg

Jim Wells

Kenedy

Kleberg

La Salle

Live Oak

Maverick

McMullen

Nueces

Refugio

San Patricio

Starr

Victoria

Webb

Willacy

Zapata

Zavala

SOUTHEAST

Angelina

Brazoria

Chambers

Fort Bend

Galveston

Hardin

Harris

Jackson

Jasper

Matagorda

Montgomery

Newton

Orange 180 Polk 165 Sabine 164 San Augustine 198 San Jacinto 179 Trinity 181 Tyler 197 Walker

Andrews

Brewster 119 Coke 134 Crane

Menard

Milam

Saba

NORTHEAST

Runnels

Shackelford

Jefferson

Liberty

Crockett 112 Culberson 115 Ector 110 El Paso 117 Glasscock 94 Howard 111 Hudspeth 137 Irion 151 Jeff Davis 113 Loving 93 Martin 116 Midland 152 Pecos 166 Presidio 136 Reagan 132 Reeves 154 Schleicher 118 Sterling 74 Sutton 168 Terrell 138 Tom Green 135 Upton 169 Val Verde 133 Ward 114 Winkler

Arroyo VistaRanch

Experience the best of both worlds with privacy, space, and live water just minutes from the conveniences of Boerne and San Antonio. Arroyo Vista Ranch welcomes you in through its pristine gated entrance off Hwy 46, where the sights and sounds of the city will quickly be forgotten as you take in the expansive views during the drive. As you dip down into the creek valley below, the ranch’s astounding improvements will greet you.

Texas Hill Country j Kendall County j Boerne

Spectacular sycamore, cypress, and live oaks line the crystalclear, flowing Frederick Creek and surround the compound, adding to the tranquility of the property. A thriving spring pours out of the fern-laden, rock spring house into the creek. Private water wells and storage tanks supply ample water to all of the improvements on the ranch. This high-fenced perimeter ranch has the ideal mix of improved pasture to wooded areas providing both grazing and hunting opportunities.

The 4,800-square-foot Spanish Revival estate includes a two-bed, three-and-one-half-bath main house; three guest casitas, a trophy room, recreation room, and movie theater, all of which evoke old world charm paired with modern amenities. Outside you’ll find a

swimming pool, patio, and a lap pool. The spectacular architectural elements and details are simultaneously impressive yet welcoming.

The main house features charming details in the porte-cochere, solid wood monastery doors, intricate parquet wood floors, wrought iron light fixtures, custom cabinetry, reclaimed wood beams and door headers, as well as ample natural light from clerestories, large picture windows, and French doors. The den includes a built-in wet bar with a wine fridge, ice maker, and custom display cabinets. The kitchen provides elegant function with custom cabinetry and highend fixtures and appliances. The owners’ wing is a peaceful retreat with a gas log fireplace, access to two separate outdoor spaces, a study with a barrel-vaulted brick ceiling and mesquite parquet floors,

and a master bath perfectly suited with his-and-her amenities. Additional spaces include the mud room, dining room, queen guest bedroom, laundry room, wine room, pantry, two separate four-car garages, mirrored exercise room, covered porch with a wood-burning fireplace, outdoor kitchen, and a pool bath with shower. Three guest casitas each have a living space with fireplace, wet bar, and en-suite bathrooms.

The impressive 4,250±-square-foot trophy room—which provides three separate entertaining areas and one-and-one-half baths—is reminiscent of an African game lodge with its thatch roof bar and rough-edge limestone countertops, surrounded by trophies and collectibles from all over the world.

Additional improvements on the property include: two equipment barns, an indoor shooting range, stables, a rock spring house, a picnic area with barbecue pit, a greenhouse, and a foreman’s quarters on the bluff-top with its own entrance from Hwy 46.

For more information on this extraordinary property, please contact Robert Dullnig, of Dullnig Ranch Sales at Kuper Sotheby’s International Realty at 210-213-9700 or visit DullnigRanches.com.

Yet despite its absence of plumbing or solid flooring, its wide dogtrot hallway and tall windows felt friendly and right, as though it had been waiting for us. Surprisingly, not everyone was so charmed. I once stood looking at a city hall map that color coded the condition of every home in town—Excellent, Good, Fair, Poor, Dilapidated. It also showed which structures were occupied. The city administrator slid up to me, pointing at a dot on the map. “That’s the one house in Marfa that’s dilapidated and occupied,” he told me. It was, of course, ours.

Adobe is the humblest of building materials, for which earth, straw, and water are formed into bricks and then dried in the sun. It appears in arid places where dirt is the cheapest and most abundant natural resource. Adobe buildings have thick walls for structural integrity, and the earthen bricks absorb heat, keeping the interior cool. Some of the world’s oldest cities, going back to 9500 BC, were made of mud bricks.

The humble material has long been used to build homes in the desert.

Native Americans had used earthen bricks for centuries by the time the Spanish arrived. But as ancient as it is, adobe remains contemporary. Perhaps half the planet’s population lives in earthen houses.

Adobe buildings are common throughout West Texas, but particularly in the communities of the Big Bend. Of Marfa’s 1,059 houses, half— 530—are adobe, scattered throughout town, with examples both grand and rustic. Unlike the iconic, softly rounded edges of New Mexico adobe houses, Marfa’s are typically quite stark or retain elements of whatever style was popular at the time of construction: Victorian fish scales below the roofline, for instance, or a Craftsman bungalow’s detailed woodwork. The town contains one of the largest concentrations of adobe buildings in the state. It’s a community that comes from the earth.

Our beloved house cost $9,500 back in 1996—to us, all the money in the world. Taking something that was disregarded and broken and making it beautiful felt important, even if it took a very long time to fix, which it did. As in many local adobe buildings, its walls met the ground without the structural intervention of a foundation. And as with many local adobe buildings, the capillary action of the bricks’ earth and straw had drawn moisture from the ground, to deleterious and melty effect. Daylight streamed through a gash, about 1 foot wide by 22 feet long, that ran along the base of a load-bearing wall, which was itself held upright by spiderwebs and magic. We despaired, thinking we’d made a terrible mistake. An architect who’d restored an adobe building in Fort Davis stopped by one day. “This will be fine,” he said breezily.

But working with adobe isn’t so simple anymore.

Sterry Butcher | Photos by Jessica Lutz

“It’s adobe. You can fix anything that’s adobe.”

So, we did. It’s just mud, we thought. This is doable. Too broke to buy adobe bricks from Mexico, where, then and now, a few commercial adobemakers exist, we instead cadged bricks from a friend’s derelict building in Valentine, a half-hour drive northwest. These bricks were almost too heavy to carry, and large, twelve by eighteen inches, which matched those in our house. It was dusty work, removing bricks from one place, hefting them into our Toyota, which groaned under the weight, carefully placing them so they didn’t crumble, moving them into the house and fitting and packing them into the wall until the great gap filled, hearing the constant scrape of shovels while mixing mortar, trundling wheelbarrows of dirt, old lath, and plaster to piles by the street, loading the poor truck again for trips to the landfill, and then replastering the wall inside and out and pouring a concrete buttress along the exterior. Sometimes, as the dust floated between us and the thermometer’s mercury rose, we intoned the words of the architect: “It’s adobe. You can fix anything that’s adobe.”

We weren’t alone. Marfa was that place where, with a little luck, some guidance,

and a permit in hand, a lot of us who were cash-strapped but plucky built lives while rebuilding our houses. These days, those opportunities seem harder to find, since even the cheapest adobe homes are desirable and valuable. Yet despite those obstacles, some folks who really want to live here have turned to adobe’s old tradition and the earth beneath their feet to do something not so simple at all: commit to a place, make a life, create a home.

Jones gutted the interior, and a new, twostory additional structure is also in progress a few feet behind the main house. More than a hundred homemade adobe bricks lie drying in the yard; hundreds more finished bricks are stacked nearby. No one lives here yet, but if all goes according to plan the couple and their sons will move in within the next year. “The goal is to build a house,” says Camacho, draped over a shovel. “The goal is to prove that building with adobe is costeffective.” Jones looks up at him from a cot on the porch, where she cradles their sleeping two-year-old. “And to empower people that they can build it themselves,” she says.

The couple bid $38,000 for the six-hundredsquare-foot house. It had sustained a fire sometime in the past. It no longer had workable plumbing or an electrical system—it was just a shell. “It needed someone to take care of it,” Jones says. “We’re just helping it.”

Besides, says Camacho, “there’s no way we could afford any other house in Marfa.”

ON THE FRONT OF A HOUSE owned by Michael Camacho and Mallory Jones hangs a single strand of Christmas lights and blue-andwhite posters emblazoned with the image of a cowboy-hatted man holding a large brick. “Defend the Adobes,” says one. “Adobe Is Political,” reads another. Bought from the city in a delinquent tax auction in 2017, the place has two small original rooms nearly at street level, a classic 1920s adobe. Camacho and

Despite its sophisticated reputation rooted in high art and ranching, Marfa generally skews poor: 99.7 percent of its public school students, for instance, are deemed economically disadvantaged. Houses, even very modest ones, aren’t generally available for less than $250,000. Folks who’ve been here for generations typically own their homes outright, so when they sell in this hot market, the deal delivers a great profit. For those who arrived in more recent years, however, homeownership can be a distant aspiration. Wealthy second-home buyers have the means and the desire to move shockingly fast on available listings. While prospective buyers will consider houses of any building type, says Mary Farley, a realtor who’s sold homes here for seventeen years, adobe is usually preferred. “People are interested in historic homes and they like the Marfa style of adobe,” she says. “They like the shape, the fact that it’s not adorned, for the most part, and the simplicity of it.” Many of her clients, she says, are from out of town.

This atmosphere has made even renting a challenge. A schoolteacher friend called one night this spring, her voice staticky with disbelief. “My landlord just sold my house,”

“It’s

she said. Her place was small, quirky, and objectively run-down. It was also adobe. It had been for sale for a few days, at an asking price a smidge less than $300,000. “No one even came to see it,” she said. “They bought it without seeing it.”

Quite a few of these properties are destined to become vacation rentals. The Presidio County Appraisal District, which tracks such things, reports that 150 houses in town are specifically short-term rentals, and a quick visit to a well-known website indicates there are 300 possible “stays” in town. In a market where vacation rentals soak up the housing stock, there are few available long-term rentals, and the rent can be quite dear. It’s hard to live in a place where there’s no place to live.

The real estate climb in Marfa over the past couple of decades resulted in a lopsided scenario, where the prices that buyers were paying outpaced the tax valuations set by the appraisal district. Valuations feed school funding, regulated by the state. When the state comptroller’s office leaned on the appraisal district eight years ago to close the gap between market values and appraised values, the district complied, and appraised values have subsequently risen 361 percent. That buyers particularly prized adobe homes

didn’t go unnoticed, and in 2017 the district began valuing adobe homes higher than similarly sized, similarly appointed homes of frame, concrete block, or masonry. That year, 85 percent of adobe-home owners protested their valuations, with varying degrees of success. In essence, in Marfa, if you own a house made of adobe, the humblest of building materials, you’re going to owe more taxes.

The district’s decision to assign a higher value to adobe homes incensed Sandro Canovas, a Mexico-born adobero and activist who now lives in Marfa. All over town he slapped up the posters that read “Adobe Is Political” and “Defend the Adobes.” “I come from a family of brickmakers,” he says. “I have it in my blood.” He maintains that the appraisal hike is innately unfair, since those who have traditionally built and lived in these homes are hit hardest. “It’s outrageous what the appraisal district has done,” he says.

“They took something that was available to everybody and gave it to the very wealthy. People with no historic or cultural connection to adobe or people who would never mingle culturally now possess this architecture— because it’s cool to have an adobe home.”

Though officials with the appraisal district understand the dismay, they said they did

what they had to do, as the implications could be worse, and out of local control, if the state descended and set the valuations. “They’d really, really increase the values all at one time,” says Cynthia Ramirez, the chief appraiser for Presidio County. “People think sometimes that we’re just throwing out numbers. But we have sales to prove exactly why homes are being valued where they’re at.”

Camacho, whose project has cost $5 a brick from raw dirt to finished walls, argues that the material itself is not expensive. “It’s people with money who will buy a run-down adobe house that makes adobe expensive,” he says.

Of course, once people do renovate or build, a sticky problem arises. “The ‘adobe tax’ has been so detrimental to earthen and vernacular architecture because it doesn’t allow anyone who already owns an adobe to work on it,” says Canovas. “The moment you try to do something with adobe in Presidio County, it’s immediately going to be taxed higher.”

More and more houses stand empty except when tourists are renting them. The town’s population has declined nearly a quarter since the 2000 census, to just 1,621 people. Fewer Marfans inhabit Marfa. That’s a problem, says Canovas.

Michael Camacho and Mallory Jones with their sons, Gabriel and Lionel, at their home in Marfa in August.

Continued on page 106

TEXAS ALLIANCE

LAND BROKERS

Big View Ranch

123± acres j Texas Hill Country Mason County j Mason

The topography on Big View Ranch is impressive. Enjoy endless views across the Hill Country and Llano River basin, plus a beautiful tree-lined, seasonal creek that traverses the middle of the ranch. It boasts great groundwater, hunting opportunities, and unmatched views. If you are looking for a well maintained ranch with close proximity to town and great potential for a home or cabin, you don’t want to miss Big View Ranch! $2,097,970.

Mason Mountain Ranch

500± acres j Texas Hill Country Mason County j Mason

This legacy ranch is steeped in historical significance, natural resources, and bountiful wildlife. Mason Mountain Ranch has been in the same family for over 130 years and was historically used to run cattle and goats with hunting at the forefront. Whitetail deer, hogs, turkey, and dove are prevalent. Come witness fantastic views across the Hill Country from various high points on the ranch. Along the eastern portion of the ranch there is a valley of handsome and unique granite outcroppings. Come experience the grandeur! $3,037,800.

King River Ranch

24± acres j Texas Hill Country Blanco County j Johnson City

The King River Ranch is a one-of-a-kind river property that offers a fabulous package: perfect Hill Country location and an established five-star, income-producing business. Overlooking 1,100 feet of the Pedernales River with slabbed rock bottoms and deep pools to enjoy, this property makes for a great recreational ranchette or business venture. Live water properties like this are rare! $4,500,000.

Herber Schaefer Back 40

40± acres j Texas Hill Country j Gillespie County j Fredericksburg

This easily managed tract has lush fields and plenty of privacy from tree-lined fences. The partially wooded property has huge post oaks and a large new pond fed by the 75 gpm well. This recreational ranchette provides easy access. Slight restrictions in place to better protect your property’s value. $990,000.

Art Ranch

65± acres j Texas Hill Country Mason County j Mason

This 65±-acre ranch is conveniently located between Mason and Llano in the popular Art, Texas area. It boasts a seasonal creek that traverses the property with heavily wooded areas for wildlife habitat. There are openings to allow easy access and extensive sight distance for the avid hunter. Whitetail, turkey, and hogs will keep you entertained. $591,500.

Art Hedwigs Ranch

95± acres j Texas Hill Country Mason County j Mason

This ranch is part of the original 1856 Ernst Jordan homestead and has been in the same family for over 160 years. Great underground water proven with a 50 gpm well. Enjoy numerous ponds, oaks trees, great hunting opportunities, and long distant views of eastern Mason county. It is located just 500 feet off of paved Hwy 29 East and less than 90 minutes from Austin, Texas. $1,395,000.

Llano River Property

26± acres j Texas Hill Country j Mason County j Mason

There are not many river properties available offering great views and a beautiful river frontage like the Llano River Property. This property has 550 feet of Llano River with granite outcroppings and soothing rapids. Located within 10 minutes of Mason and 30 minutes from Fredericksburg. Create memories with your family kayaking, fishing, and swimming while building your dream getaway on one of the many building sites located on the northern portion of the property. $1,340,000.

This beautiful, live-water ranch is located in Kerr County just outside of Comfort, TX. Lane Valley Ranch has two spring-fed ponds that cascade into each other, both stocked with fish. It boasts great views, fields, an abundance of oak trees, and cleared cedar on approximately 85 percent of the ranch. The ranch is low-fenced along the boundary and is cross-fenced to create three separate pastures. The property has abundant wildlife including whitetail deer, axis deer, blackbuck, turkey, and hog, as well as a small herd of longhorn cattle. The property has several great building sites and due to the shape of the ranch, there is development potential. This recreational ranch is perfect for hunting, cattle, and/or horses. $3,695,000.

Callan, Owner/Broker

Lane Valley Ranch

Texas Hill Country j Kerr County j Comfort

Ag exempt, 471± acres on the coveted Little Blanco River in the Texas Hill Country! This is a rare opportunity to own an amazing ranch in the beautiful Texas Hill Country. Cypresslined, rock-bottom Little Blanco River frontage, fields, views, and numerous building sites. Several water wells and two older homes. Good soils and numerous mature trees, as well as highway frontage with easy access to both Austin and San Antonio. Rare property providing residential, recreational, and investment potential. Property will convey with a conservation easement in place. Property as a whole is listed at $9,372,900 or seller is willing to sell a separate tract of approximately 161± acres for $3,218,390. Contact broker for details.

Nestled just north of the historic community of Vance, the 3,050-acre Roosa Ranch is unquestionably one of the finest ranches currently available in Texas. The live water and springs scattered around the Roosa Ranch must be seen to be believed. The main spring-fed creek has remained consistent through the current drought. It is highlighted by waterholes, waterfalls, two large concrete dam lakes, and an amazing new rock-lined lake with astonishingly clear, blue-green water. Another creek near the lodge has been recently improved with two small earthen dams. The property is surrounded by over 10 miles of tightlock-type game fence and contains an additional one-and-a-half-mile high cross-fence. In addition to native whitetail deer, hogs and turkey, there are gemsbok, eland, addax, and blackbuck antelope; scimitarhorned oryx, axis, fallow, sika, and red deer; as well as aoudad and several other varieties of wild mountain sheep. Additionally, there is a stocked catfish and perch pond. Improvements include a six-bedroom lodge, three-bedroom cabin, as well as a separate foreman’s house. Owner will divide. $14,945,000.

Lonnie Davenport, Agent

Little Blanco River Ranch

acres j Texas Hill Country j Blanco & Comal Counties j Blanco

Hill Country

Real County j Vance

One of the finest properties in Comfort, Texas with close proximity to Kerrville, Fredericksburg, and Boerne. This 191-acre ranch features three ponds, beautiful hills, and favorable fields. Perched on top of a hill with views for miles is a stunning, modern, farmhouse-style home surrounded by 15-foot porches. Upon entering the home, you’ll be greeted by gorgeous stone walls, vaulted ceilings with white oak wood beams, handmade custom lighting from Mexico, and wide plank mesquite wood floors. The fabulous chef’s kitchen features a Wolf range with double ovens, pot filler, vent hood, two Sub-Zero refrigerators, freezers, four refrigerator drawers, custom cabinets, a large island with granite top, and a farmhouse sink. The kitchen is open to the dining room, wet bar with beverage refrigerator, and living room with an amazing fireplace and accordion style glass doors. The bar boasts a gorgeous mesquite counter with ice maker as well. The spacious master wing is host to a wonderful office, large bedroom with sitting area, a spa-like bath with travertine floors, walk-in shower, soaking tub, vaulted ceilings, and closet with custom built-ins. The guest wing features two bedrooms, each with spacious baths and a game room. Outside you will find a four-car garage with a lift to the climate-controlled storage. This is the perfect property for the most discriminating buyer. Please call agent for details. $5,890,000.

185 Lazy Valley Road

191± Acres j Texas Hill Country j Kerr County j Comfort

Escape to a weekend retreat on this scenic, 28.51-acre property located just east of Llano on Hwy 71 and 45 minutes west of Austin. With endless potential as a getaway or a permanent home, you’ll fall in love with the beautiful three-bed, two-and-one-half-bath main house and outdoor living areas. Additionally, there is a two-bed, one-bath apartment on the property as well as a man cave. Both homes feature native limestone, complimented by reclaimed barn wood and 150-year-old timber posts on the main home’s porches. The gorgeous property boasts two excellent water wells, healthy hardwoods, granite outcrops, and abundant wildlife for hunting or pure enjoyment. Contact Kathy Beckham at 325-423-0252. Asking price is $2,450,000, which could include some furnishings and a Polaris with a trailer. kbeckham@virdellrealestate.com or go to kathybeckham.landsoftexas.com

The central headquarters portion of the Ward Ranch features a house, barns, working pens, loading chutes, and wells. The ranch is centrally located with access to different pastures. It offers dozens of spreader dam ponds and two large ponds, installed in the 1950s. The ranch has spectacular live, post, and blackjack oaks; some cedar and mesquite, and plenty of cover for the wildlife. There are two water wells and two windmills on the property, as well as several sandy bedded creeks. The hunting is ideal for larger game and wing-shooting opportunities can be found at the ponds and fields! This is a rare offering in a great area! $3,940,850.

Stuart Ranch is located in beautiful Llano County! The ranch features big oaks, newer fencing, two wells, set of pipe pens, three deer blinds and feeders, cover for tractor, several earthen ponds, favorable pasture, and a half-mile of CR 402 frontage. The gently rolling property features a newer three-bed, one-bath home, situated on higher elevation overlooking the beautiful landscape. $2,650,410.

B. Virdell Broker Assoc./Owner

Pecan Valley Ranch is the perfect location! Totaling 477 acres, the property is available in full or in sections. With great hunting opportunities, spectacular views, and a peaceful setting, this is a property you don’t want to miss! Located just outside of Hamilton, Texas, it features a nice home, pool, large workshop/barn, beautiful pecan bottoms, and century-old trees. Call Judy, 325-274-9754. $4,850,000.

This unrestricted property in Dripping

and

views,

This 154-acre property in Kendalia offers views and valleys, fertile fields, and rolling hills. Covered in pecan trees with several beautiful wet weather creeks, there’s a little something for everyone on this property! $3,800,000.

Fischer Store Road boasts the finest tiny homes you will ever see. Sitting on 20 picturesque acres of stunning, fertile land, this is a remarkable and tranquil piece of property. Cleared of cedar for over 50 years, the numerous oaks stand tall and proud. Glorious grasses and abundant understory trees sway in the breezes, housing a symphony of birds. $2,000,000.

This gorgeous, undeveloped 12-acre piece of property is ag exempt for low taxes. It offers great soils for horses or gardening, and most importantly, features terrific Hill Country views! Unrestricted and sub-dividable! $1,800,000.

This amazing equestrian estate is located between Austin and Dripping Springs. The bountiful 4,210-square-foot home holds five beds, threeand-one-half baths, two offices, as well as an attached and detached garage/workshop.

Proudly serving the Texas Hill Country west of Austin for over 17

Hidden gem in plain sight! Just a couple of miles down FM 165 out of Blanco, Texas you’ll happen upon this heritage property. Almost 25 acres, four-bed, four-bath home, Custom Palm Harbor. One-of-a-kind; designed by owners. All 2x6 construction and well maintained. It has an eat-in kitchen and a dining room your granny would be proud of, dual living areas, and fireplace. Large master suite and three additional bedrooms. A couple of steps down to the spacious back patio area, which overlooks beautifully-kept grounds, with massive live oaks that gently slope down to a private swimming hole on the Blanco River. The porte-cochère connects to a storage room, then on to a one-bedroom, one-bath apartment or guest suite with private entrance. Triple-bay garage has four large doors and can park five, with two on the lift, office area too! Two large concrete water storage tanks outside. Stroll toward the creek and spring—where ancestors used to bucket water to the homestead—to five RV spots (electrical only) with room for more. Use the balance of the acreage agriculturally with hay, livestock, a vineyard, or a tiny home rental destination. No HOA. No Restrictions! $4,800,000.

Red Oak Mountain—located between Blanco and Stonewall—is a gated addition with restrictions, but exceptions for barndominiums. Located in the hub of Texas wine, glamping, antiquing, and music scene, there is always something to do! The approximately five-acre property is set on a cul-de-sac with two hills, great views, and a wet-weather creek is available for $325,000. A second property—fronting on Maenius Road—has its own gate, 5.730 acres, and fantastic views of the surrounding hills is available for $245,000. Either one of these options would be great for a weekend or a lifetime!

Totaling 3.2 acres of beautiful and majestic mature live oaks, blackjack oaks, towering elms, and cedar, this private property overlooks what usually is a spring-fed running creek. The property is entirely cleared, except for some cedars strategically kept for privacy. Electricity and city water are both at road; no well is needed. This property is ready for the construction of your dream home, with several excellent homesites to choose from, all of which offer the kind of breathtaking views that attract people to Texas Hill Country. It is nestled in the smaller, back side of gated Cielo Springs. Located near Blanco State Park, the beautiful Blanco River, and the charming town of Blanco. This property is truly unique in its beauty, privacy, and value. $299,500.

Yates Conservation Ranch is a rare opportunity to own approximately 186± acres in the beautiful Texas Hill Country, only 10 minutes from downtown Austin. Protected by a conservation easement, this one-of-a-kind ranch offers incredible privacy with the ability to build your dream ranch using the available 20,000-square-feet of impervious cover that conveys with the property. Other impervious cover options are available. Possible improvements include, but are not limited to: a main house, guest house, foreman’s residence, security office, tennis courts, swimming pool, outbuildings for storage, ranching improvements, and more. Enjoy outdoor activities such as hunting, fishing, swimming, gardening, and trail building just to name a few. Utilities are on-site or nearby. Come and see all the features this ranch has to offer! $4,750,000.

Yates Conservation Ranch

acres

Central Texas

Travis County

Austin

17,132-acre Rancho Agua Grande, located 25 miles northwest of Uvalde,

largest

for sale in Texas. Year-round Live Oak

by more than 30 springs, bisects the ranch from north to south for about seven miles. The ranch is home to Boiling Mountain, the highest peak in Uvalde County, and Salmon Peak, the highest point in Kinney County. Because three ecoregions converge on the ranch, the vegetation is diverse. Wildlife gathers to drink at Live Oak Creek making it easy to view some of the approximately 60 species of exotics that roam the ranch. Native game includes whitetail, turkey, dove, and limited quail. Rancho Agua Grande is considered one of the nation’s premier hunting destinations. More than 50 miles of high-fence encircle the perimeter. To see Rancho Agua Grande, contact Howard W. Hood at 830-739-3815. Available for $150 million.

Central Texas j Uvalde & Kinney Counties j Uvalde

Situated where the Hill Country meets the Brush Country, the 5,698±-acre T&C Ranch, located in Edwards and Kinney counties, provides complete privacy in a ruggedly beautiful setting. Neighbored by large ranches and nestled among Rocksprings, Brackettville, and Barksdale, the ranch is a secluded oasis that boasts star-studded night skies and superlative wildlife habitat. The primary ranch entrance provides access via a private easement road; the second entrance fronts on Cedar Creek Road. For those who prefer to travel by air, the ranch has a 4,000x75-foot, paved runway. In addition, there is a grass landing strip as well as a lighted, concrete helipad with tie downs. While the T&C Ranch is a haven for those who love wildlife and the outdoors, its amenities make the time spent indoors as enjoyable as the time spent afield. With nine bedrooms and four baths, the lodge is set up to accommodate large groups of hunters or family and friends. The lodge features a fully equipped commercial kitchen as well as a media room, office, and walk-in cooler. Expansive covered porches, a barbecue area with an assortment of grills, and rock patio with fire pit are just a few features of the outdoor entertaining area. For parties that exceed the lodge’s capacity, T&C Ranch provides three cabin options, each with a kitchen, living area, bedroom, and bathroom. To make the most of the views, there are three observation decks placed at prime locations throughout the ranch; one of which is roofed and outfitted for skeet shooting. A four-bed, four-bath main house enjoys panoramic views of the landscape

Texas Hill Country j Edwards & Kinney Counties

and boasts multi-level decks, including a hot tub deck. The well-appointed kitchen features two sinks, custom cabinetry, and top-of-the-line appliances. The master suite includes an oversized copper tub as well as a luxurious walk-in shower. The ranch’s terrain is comprised of diverse, encompassing bottomlands. Majestic bluffs offer expansive views of Indian Mountain, the area’s highest peak that rises more than 2,100 feet. Cedar has been strategically removed throughout the ranch, opening space for native grass, forbs, and brush. Several varieties of oaks, elm, sycamore, Texas persimmon, and other native species dot the land, providing shade and shelter for game. Nine water wells with varying production and several stock ponds are scattered throughout the ranch.

During wet years, Sycamore Creek and Little Sycamore Creek run through the property. The majority of the ranch is high-fenced, but a few select sections have been low-fenced to maintain eligibility for inclusion in Boone & Crockett Club records. Native whitetail deer and Rio Grande turkey are plentiful. Freeranging exotics including elk, auodad, red stag, addax antelope, as well as axis, fallow, and sika deer are spotted regularly. In recent years, T&C Ranch has been managed solely for wildlife. Management efforts include a protein feeding program. Approximately 24 box blinds are set up on the ranch in close proximity to timed corn feeders. Currently, a Fortune 500 company holds a year-round lease and uses the property as hunting and entertainment destination. Other ranch

infrastructure includes a covered game processing area with running water and walkin coolers, a double-wide mobile home used as the manager’s house, a mobile home to house additional staff, an equipment barn, a workshop, an overhead grain storage bin with separate compartments for both corn and protein, and two grain buggies, two overhead fuel tanks, a set of livestock working pens, and so munch more! For those who want to enjoy the best of the Hill Country and South Texas in one expansive, breathtaking package, the T&C Ranch is the destination of a lifetime. To experience the peace, solitude and rugged beauty of the T&C Ranch for yourself, call Howard W. Hood with Hood Real Estate Inc. at 830-739-3815. The ranch is listed for $15,950,000.

Two Creeks Ranch—1,313.5± acres located just 30 minutes west of San Antonio in Medina County—is a live-water destination designed to make people feel right at home in natural Texas. Previously used as a corporate retreat to entertain up to 24 people per weekend, it is equally suited as a private family getaway or a rental property. Income can be generated from wildlife and agriculture including a 500-tree irrigated pecan orchard. Year-round Verde Creek courses through the ranch for about two and a half miles on the east, providing private access. Hondo Creek runs along the south border for about two miles. The seven-acre stocked lake is also a prized swimming hole. Two Creeks Ranch has five water wells, including two Edwards Aquifer irrigation wells: one with 276-acrefeet of base Edwards Aquifer water, and the other with 60-acre-feet of transferable Edwards water. The property also boasts six center pivots. The ranch has been managed primarily for doves, but whitetail deer, feral hogs, and free-ranging exotics call the low-fenced ranch home. Guests can sharpen their shooting skills at the five-stand skeet range outfitted with six movable

trap houses, and then congregate at the 945±-square-foot gun room. A nearby 1,850±-squarefoot covered porch area allows the party to move outside. Two identical, 3,130±-square-foot dogtrot lodges, each sleeping up to 12 people, serve as the main compound’s focal point. The downstairs includes four bedrooms with private baths while the upstairs features two king suites with private baths. The party barn—a well-designed, 11,600±-square-foot facility— combines entertainment, dining, storage, and a workspace under one roof. The dining hall and the custom commercial kitchen can accommodate up to 50 guests. An outdoor pass-through transition into a 3,600±-square-foot work barn with a gym and loft storage area. In addition, there are three small apartments with private baths. The party barn also has a 3,000±-squarefoot covered porch appointed for outdoor entertaining. The ranch’s second compound which features two homes and a large storage barn, is just a short drive to the west. The newly renovated, 2,000±-square-foot, two-story Casa Verde House offers two beds, three baths, and a wrap-around porch. The nearby three-bed, two-bath Ranchero House includes a kitchen, office, laundry room, and more. The three-bed, two-bath Bader House, used for employee housing, features a loft. Other improvement include: the multi-purpose Two Creeks Outpost, 800±-square-foot laundry building, 3,000± square feet of covered parking; 5,900±-squarefoot maintenance barn with a covered game cleaning station, a walk-in refrigerator, freezer, restrooms, and additional storage; and the 22,500±-square-foot hangar barn. Call Howard W. Hood at 830-739-3815. Listed for $29.5 million.

Central Texas j Medina County j Hondo

Located just off the Bastrop/Fayette County line near the tiny community of Cistern, the 92±acre Whitford Ranch offers the best Texas has to offer. Fronting Highway 95, the property supplies plenty of elbow room within easy reach of small-town hospitality and metropolitan amenities. It is located 60± miles from Austin, 90± miles from San Antonio, and about 120± miles from Houston. Historic Gonzales and Lockhart, the barbecue capital of Texas, are also nearby neighbors. An ideal home site sits near the center of the ranch, offering ultimate privacy. The traditional barbed wire fences are in good condition. A vintage, but non-functional windmill serves as an eye-catching reminder of a simpler time. Recent selective brush clearing has heightened the land’s natural beauty. The property features a mosaic of pastureland and brush, showcasing legacy oaks and majestic cedar elms while providing plenty of habitat for wildlife. In addition, two 10±-acre tracts have been cleared to provide additional forage for cattle and wildlife. The areas surrounding the two ponds create an oasis for angling once stocked with suitable freshwater species. The ranch, which has been used primarily for livestock, maintains an agricultural tax valuation and is home to whitetailed deer, feral hogs, turkeys, doves, and waterfowl. For those seeking country living with easy access to the world beyond, the Whitford Ranch is a rare chance to have it all. To see the potential of the Whitford Ranch for yourself, contact Conner W. Hood with Hood Real Estate Inc. at 830-928-2317. Price Reduction! Listed at $1,750,000

the 292±-acre Rockin’ S Ranch is

is located three miles south of Menard

room. Good ranch roads give easy access to the

ranch. While the ranch is removed from the hustle and bustle, it is only two hours from San

about two-and-a-half hours from Austin. Live oak mottes and small clumps of cedar dot the rolling terrain. The brush has been carefully sculpted so that patches of wildlife habitat are interspersed with open, native range. Game includes native whitetail deer and free-ranging axis deer. Currently used for breeding exotic game, the ranch features a 12-acre, high-fenced breeding pen outfitted to meet the animals’ water needs. A windmill, equipped with a storage tank, provides water for wildlife in an in-ground water trough. The storage tank is also connected to the rain collection system at the ranch’s log cabin as a back-up water supply. The one-bed, one-bath log cabin includes a kitchen (all appliances convey) and a living space. Situated on a hill overlooking an open pasture, the cabin’s 48-foot back porch is an ideal location to watch wildlife and legendary west Texas sunsets. Another porch of equal size overlooks the northeast side of the ranch. Avid equestrians will appreciate the riding/roping arena, round pen, tack shed, and riding trails. Two broadcast game feeders and two fiberglass hunting blinds will convey with the sale. Whether you are looking to get away for the weekend or to embrace the rural lifestyle full-time, the Rockin’ S Ranch is a worthy place to stake a claim! To explore the possibilities of the Rockin’ S Ranch for yourself, contact Conner W. Hood with Hood Real Estate Inc. at 830-928-2317. Price Reduction! The ranch is listed for $1,695,000

Central Texas j Menard Co. j Menard

Central Texas j Fayette County j Cistern

Baffin on the Rocks—a 26±-acre, private fishing retreat near Riviera, Texas—is the ultimate destination for outdoors enthusiasts. The retreat is located 20 minutes from Kingsville and less than an hour south of Corpus Christi, with easy access to the deep waters of the Gulf of Mexico. It is nestled deep in the south Texas brush country, also known as Texas’ last great habitat. With 350±-feet of bay frontage, Baffin on the Rocks provides superlative fishing from its 300-foot lighted pier. Baffin on the Rocks, currently used as a rental retreat, features four identical, two-bedroom, two-bath cabins that were completely renovated in 2020. A swimming pool offers a refreshing respite any time day or night. Baffin on the Rocks is a piece of outdoor paradise that can be an income-generating rental retreat, a corporate getaway, or the ultimate family destination. To experience Baffin on the Rocks for yourself, contact Conner W. Hood with Hood Real Estate Inc. at 830-928-2317. Listed at $2.1 million.

Located halfway between

and Junction in

County, the

Ranch offers Hill Country living on a scale that is increasingly hard to find. Although most Hill Country ranches of this size are far off the beaten path, access to the P. Bode Ranch is easy. The entrance fronts on CR 442, which is about three miles north of the US-290. As another reference point, the ranch is about six miles from the intersection of I-10 and US-290. P. Bode Ranch is in close proximity to the coveted small-town amenities of Fredericksburg, Junction, and Kerrville. The bright lights of both Austin and San Antonio are about 90 minutes away. The gently rolling hills, covered with native grasses and a mixture of live oak and cedar, provide a blank canvas of opportunity. Although the elevation changes are gradual, stunning views—the ones that make the Hill Country one of Texas’ most beloved regions—still abound. While it has been used primarily as a cow-calf operation, the ranch is home to a variety of native wildlife including whitetail deer, wild turkeys, and feral hogs. The exterior fences are functional gameproof while the interior fences are traditional net wire. A water well with an electric pump and a concrete holding tank serve the needs of livestock and wildlife. For those looking to create a one-of-a-kind life against the beautiful backdrop of the Hill Country, the P. Bode Ranch offers the opportunity on a rare scale. To see the P. Bode Ranch for yourself and stake a personal claim, call Jeffrey C. Hood, Broker Associate at 830-431-1177. The ranch is listed for $6,800/acre.

Texas Hill Country j Kimble County j Harper

South Texas j Kleberg County j Kingsville

RUTLEDGE RIVER RANCH

Imagine a beautiful hacienda sitting on a high bluff, overlooking a mile of beautiful clear river. Imagine the surrounding pasture loaded with huge, wide, heavy, multidrop tine deer. Imagine the fall skies teaming with whitewing and mourning dove. Just nine miles south of Uvalde, Texas sits River Ranch. This totally game-fenced, 2,010acre spread currently has only one fence-to-fence neighbor. The ranch offers approximately two miles of paved interior roads for access even in the heaviest rains. River Ranch had an extensive deer program in place for many years; 250 to 300-inch deer are common throughout the ranch. The main lodge is plush and cozy with a fabulous view of over a mile of the beautiful Nueces River. The waterfall pool shares the view or if you prefer there is a crystal-clear swimming hole just 100 feet below the home. Truly one of my all-time favorite turnkey ranches, ready to go for this fall and hunting season. Just walk in and start enjoying. $13,000,000. Call Gene Gonzalez, 830-876-8241.

Located just off Southeast Loop 286 on the southeast side of Paris, Texas, adjacent to the new Quality ER, this turnkey 500-acre ranch offers a fabulous location along with exceptional hunting, fishing, farming, and recreational use. The property has frontage on 41st Street SE and Hwy 905, and offers additional access to Loop 286 and across Sandy Creek to FM 275. The ranch offers electric gate access and gravel drive up to the parking area surrounding the home and headquarters area. The ranch offers a 3,600-square-foot main home, two-car detached garage, small apartment, a 85x30-foot shop with three bays and roll-up doors, 30x30 storage building, a large 60x80-foot equipment barn with store rooms, shop area, working pens, and multiple stalls. Near the main home the owner has constructed a fabulous mini golf course that features 11 individual tee boxes and a large artificial green with nine individual hole placements, complete with sand traps. The lake green setting was inspired by hole 13 at Augusta National and the tee boxes are situated from different angles and distances; approach shots vary anywhere from 36 yards to 200 yards in distance. Portions of the ranch are heavily wooded and offer great hunting with turkey, dove, hogs, whitetail, and coyote. The waterfowl hunting on the ranch is phenomenal with Canadian geese, mallard, teal, and wood duck; several Canadian geese have made the ranch home. The ranch is highly productive and is divided into numerous pastures. Throughout the years, the owner ran up to 300 Angus cattle at one time using a grazing rotation system. Annual hay production is over 3,000 round bales that are sold locally. The ranch offers a 100x150 pole barn that is used to store hay, tractors, and baling equipment. The main attractions of the ranch are the many stocked lakes scattered throughout the ranch. Over the years, the owners have constructed 20 lakes and smaller ponds ranging in size from 30 acres to small ponds. The larger lakes are thoroughly stocked with largemouth, catfish, and bluegill. The fishing is absolutely incredible with 10-pound bass caught regularly. The lakes are absolutely fabulous and provide endless recreation including fishing, kayaking, canoeing, and swimming. $14,995,000. Call Morris Killough, 210-415-9850.

Brown Ranch is truly one of the most incredible live water properties to come on the market in years. Located in Real County, approximately nine miles east of Vance, this secluded Hill Country gem also offers privacy without highway noises. The ranch is a combination of rugged hill tops, sprawling plateaus, fertile valleys, and incredible hardwoodlined canyons that provide habitat for the free range whitetail deer, turkey, aoudad, hogs, elk, and occasional other exotics. 2,200± feet of Cord Springs Creek meanders through the ranch offering beautiful rock bottom live water, gentle shallow pools, waterfalls, and some of the most unique natural limestone features anywhere in the Texas Hill Country. The owner has constructed a 6x22x50 concrete dam that backs up water for 450 feet providing unlimited recreation use for tubing, kayaking, swimming, and fishing. The dam was built in a location that enhances the natural rock features along the creek, providing one of the most unique water features available anywhere. The sheer limestone bluffs that line the watershed are incredible and create some of the most breathtaking backdrops in Real County. The ranch offers a beautiful custom built home that features three bedrooms, two baths, a two-car attached garage, open dining and kitchen area with reverse osmosis installed at the sink and refrigerator, and a large living room with working stone fireplace. The primary bedroom is large enough to accommodate an office area and walk-in closet. Additionally, the laundry room includes second refrigerator, storage cabinets, a two-stage water softener, and a large covered, outdoor patio. From the patio, one can watch the herds of aoudad scale the steep cliffs. The home is incredible, featuring fine workmanship and details. Other amenities include excellent water well, a tree house for the kids, extensive terracing using the native boulders and stone, asphalt driveway, flagstone patio with seating area, pool, and fire pit. A detached, 28x40 shop was constructed from rail containers and includes parking and storage. The ranch is currently under a Wildlife Exemption and the free ranging animal variety is amazing. The ranch has never been leased or hunted commercially; no animals have been hunted or taken off Brown Ranch other than a few select trophy aoudad sheep in 25 years. No other ranch offers this many features in such an affordable package! $2,999,950. Will not last! Call Morris Killough, 210-415-9850.

Moorman Ranch is truly one of the most unique Hill Country ranches to come on the market in years. Located in Real County, approximately 12 miles east of Vance, this secluded gem also offers end-of-the-road privacy. The ranch is a combination of rugged hill tops, sprawling plateaus, fertile valleys, and hardwood-lined canyons that provide habitat for the free-range whitetail deer, turkey, aoudad, hogs, and occasional exotics. The ranch is surrounded by larger neighbors and offers a 2,000-square-foot barn/shop with five roll up doors, water well, small metal cabin, utility room and a four-bedroom bunkhouse for guests or workers. 12,000± feet of Cord Springs Creek meanders through the ranch, offering beautiful rock bottoms, live water, gentle shallow pools, waterfalls, and multiple spots for dams or man-made water features. The sheer limestone bluffs that line the watershed are incredible and are some of the most unique natural limestone features anywhere in the Texas Hill Country. The ranch offers a variety of trees including piñon pine, blue and red oak, live oak, black walnut, pecan, and sycamore. The ranch has never been leased or hunted commercially. Won’t last long! $4,250,000. Call Morris Killough, 210-415-9850.

RIZA RANCH

Located just minutes from Concan and the beautiful Frio River, Riza Ranch of fers a buyer the opportunity to own a fantas tic move-in-ready ranch in one of the most sought-after areas of the Hill Country. The property is a combination of fertile fields and grassland along the county road to rug ged hills and rocky valleys. It offers medium to heavy brush that provides excellent habi tat and cover for the native game. The ranch offers two-story, 3,250-square-foot custom home; barndominium/shop with living quar ters, county road frontage, propane, two water wells, hay barn, cattle pens, hay trap, partially fenced perimeter, large neighbors, multiple food plots, feed stations, and a 25,000-gallon concrete Pila for water storage. The ranch is an exceptional hunting property and is loaded with native whitetail, turkey, hogs, and dove. $2,275,000. Call Morris Killough, 210-415-9850.

352± ACRES j CENTRAL TEXAS j UVALDE COUNTY j CONCAN

Located just minutes north of Utopia along the western slope of the beautiful Little Creek Valley, this exceptional 111-acre ranch is the ulti mate Hill Country getaway. The ranch offers paved frontage, electric gate access, a fabulous three-bedroom limestone main home, fourbedroom mobile home, small tile cabin, 1,800-square-foot shop, 1,200-square-foot shop, pipe livestock pens, two shallow water wells, livestock/ hay barn, shooting range with covered bench and a water well that provides water for all the homes and numerous water stations scattered throughout the ranch, livestock pens and shelters. The ranch offers deep tillable bottom land that is gentle enough for horses, numerous food plot sites, and hundreds of huge healthy live oaks. Certain areas of the ranch have been cleared of cedar and other areas of the ranch have been left with heavy cover for the large numbers of wildlife. The hunting is fantastic with whitetail, turkey, hogs, and occasional free ranging exotics. The custom-built main home has fenced yard, large rock patio with pool, extensive walkways and beautiful landscaping, The construc tion is limestone exterior, mostly wood interior, metal roof, tile floors downstairs, huge open living dining kitchen area, large master with walk in closers, two other spacious bedrooms, and full length screened back porch. This is one of the most usable properties available; there are literally dozens of incredible building sites with fabulous views for miles up and down the valley. $1,799,000. Call Morris Killough, 210-415-9850.

S an Mateo is a turnkey ranch located ap proximately nine miles west of Brackett ville, on the north side of Hwy 90 with highway frontage. This high fence, private ranch offers a great variety of south Texas brush perfect for raising quality wildlife. The ranch house consists of two bedrooms and a loft that is currently used as a third bedroom (approximately 1,750-square-feet). To the west of the house sits a new 30x90 barn offering protection for ranch equipment. There is a new Edwards well offering a combination of solar or hard-line electric that currently provides water throughout the housing premises, as well as a small pond and some water troughs (approximately 20GPM). Wildlife consists of whitetail, turkey, quail, and a handful of axis and sika. Whitetail on San Mateo Ranch have been introduced through TTT, off the Shiner Ranch, and other outside breeding programs. Currently there appear to be bucks up to 180-190 class roaming the property. There is quality soil and little rock across the entire ranch. With easy access to Lake Amistad, one can enjoy the benefits of being near one of the best and most beautiful lakes in the country. $2,650,000. Call Houston Erskine, 210-215-7596.

ALLEN RANCH

This is a huge ranch with approximately 12 miles of lake frontage on Lake Amistad. The ranch also has five and one-half miles of paved Box Canyon Road frontage. Beautiful, clear water canyons stretch deep into the ranch. There are potentially hundreds of home sites with lake views throughout this unique property. The ranch is located just ten minutes from Lakeview, which offers restaurants, fuel stations, liquor, bait shops, etc. Del Rio is just 20 minutes away and offers fabulous dining, Walmart, Home Depot, H-E-B, and all other modern conveniences. Box Canyon Boat ramp adjoins the property for quick and easy boat launching. Lake Amistad is famous for the bass fishing, fabulous recreational water sports, and sightseeing. The northern portion of the ranch offers a 1,000-acre game fence pasture with enhanced genetics in place. The remainder is all low fence with native whitetail, javelina, fox, quail, and occasional black bear, turkey, and cougar. There is an existing hunter’s cabin in the northwest pasture and the ranch grosses a strong six-figure income annually through grazing rights and a hunting program. The ranch has three water wells and a fourth shared well. The ground water is excellent quality and typically 425-feet on existing wells and in the general area. Additionally, the property has electricity along borders and intersects in the interior of the ranch. The amount of lake frontage on a property of this quality and size is extremely rare and won’t last! $12,090,000. Call Gene Gonzalez, 830-876-8241.

ACRES

WEST TEXAS

VAL VERDE COUNTY j BOX CANYON

The

high-fenced Big Hollow Creek Ranch is located just 12 miles west of Dilley, Texas. The ranch amenities include a 4,000-square-foot lodge, ranch house, four wells, deer pens, and four earthen stock tanks. The ranch is currently enrolled in the TPWD, MLDP program. Wildlife includes whitetail deer, turkey, feral hogs, and axis deer.

Ranger Creek Estate, located in a coveted portion of the Hill Country and minutes from Boerne, provides all the beauty the Hill Country has to offer. The 8,420-squarefoot, southern-style home boasts four bedrooms, seven bathrooms, three living areas and a five-car garage. The large covered patio provides spectacular views of the surrounding landscape and pool. Other improvements include an outdoor kitchen and barn. Wildlife species include whitetail deer, axis deer, turkey, and dove.

Located just 45 minutes from San Antonio, this Kendall County property checks all the boxes. Enjoy Guadalupe River frontage for over one mile with deep soils and large Cyprus trees. This highly improved ranch has been meticulously maintained and developed by the current owner. The 9,000-square-foot main estate overlooks the banks of the Guadalupe River. The ranch offers several other homes and multiple barns as well. The property is fenced and divided into multiple pastures. The ranch offers an excellent road system, complete with miles of paved roads passing through gentle pastures covered in large oak trees.

The Cherry Caves property offers an extraordinary opportunity to own land on both sides of the Guadalupe River and enjoy an income-producing property (5± acres as a short-term rental). The land includes cliff sides, fern-laden springs, caves, distant views, and enhanced park-like riverside settings. Craftsmanship of the main lodge is unparalleled. Historic charm of the Sunday House attracts the most sophisticated of vacationers, not to mention the amenities and riverfront attractions. The bulk of the ranch on the south side of the river is high-fenced with red stag, fallow, axis, improved whitetail genetics, some longhorns, and donkeys. There is also a separate headquarters with two homes and incredible outdoor entertaining area with distant views to enjoy.

Located just 19 miles northwest of Kerrville, Texas lies the 350-acre ranch offering spectacular views and year-round recreational enjoyment. The land offers gently rolling topography, an abundance of oak trees, and nearly half a mile of I-10 frontage road access. A water well and electricity services the property.

This stunning 166 acres is located just minutes from the Historic Hunt Store. The property boasts close to a half of a mile of frontage on the highly desirable North Fork of the Guadalupe River. River frontage includes giant cypress trees and stunning water access. The property offers several large rock bluffs with majestic views of the Texas Hill Country. New roads are being constructed on the property offering excellent access to both the hilltops and river frontage. There are two small cabins on the property which could easily be updated for personal use or converted to income producing bed and breakfast facilities.

Escape to the tranquil waters of Grays Branch Creek in Little Devil’s River Valley near the historic town of Old Noxville. Enjoy both sides of the creek, which are dammed up and improved into the most picturesque of settings. With no known restrictions, your use of the property is unlimited. Aqua Tranquila Ranch offers perfect building spots with views of water, countless native and exotic wildlife, and myriad of pecan, walnut, and oak trees. Electricity is newly in place to start your project and power your dream. Your getaway property awaits you—call today!

The 138-acre 202 Ranch is located on FM 2676 and CR 450 in the quaint town of Quihi. The town was named from the sound of the Mexican eagle or caracara. Quihi is approximately six miles northeast of Hondo and 30 miles west of San Antonio. The main entrance of the property in on CR 450.

C.R. Ranch is approximately 10 minutes from Dripping Springs, 30 minutes from Austin, and 50 minutes from San Antonio. C.R. Ranch has approximately 3,600-feet of limestone bottom on Onion Creek, a beautiful lake, and a concrete drive over dam with a rock bluff background. Nice hill tops feature awesome views of this meticulously maintained property. There is a very good road system with favorable roads for easy access throughout the property. Please call or email for a showing.

This beautiful 22±-acre property is located on the banks of the San Gabriel River. Located in Williamson County, Gabriel Farms is only 10 minutes from Historic George Town. The property features a spacious 5,100-square-foot home, with seven bedrooms and five and one-half baths. Improvements on the property include a large horse and equipment barn, five offices, and a riding arena complete with many other features. This special property offers favorable pastures, great views, and easy access for relaxing on the San Gabriel River. With convenient access to toll road 130, the drive to Austin or Bergstrom Airport is quick and easy.

FOSSIL CREEK EQUINE RANCH

It is currently

that

of the ranch

leads to the state-of-the-art equine facility. It consists of an 8,000-square-foot

matted

water, a one-bed, one-bath upstairs apartment, an office,

room. The main attraction though is the treatment room, which houses the

barn, you will find an additional seven large turnouts,

a 200x150 riding arena

observation deck and a

a

The

Caponus Ranch

5,008± acres • South Texas • Dimmit County

The Caponus Ranch is comprised of 5,008 high-fenced acres. It is located approximately 8 miles southwest of Carrizo Springs, Texas in the heart of the Golden Triangle. Boasting gently rolling terrain, favorable native brush diversity, and a history of extensive land management, this ranch offers a well-balanced variety of habitat for the wildlife. Caponus Ranch is very well watered, with one irrigation well feeding a 23-acre high-fenced pivot (approximately 800-1000 gpm). There are four solar wells and approximately 21 surface tanks placed throughout the ranch. The Caponus Ranch hunting pastures offer an abundance of hunting opportunities for whitetail deer, dove, quail, and Rio Grande turkey. Enrolled as a TPWD, MLDP Level 3 permitted ranch for many years, the ranch abounds with superior whitetail deer.

Utopian Hideaway

600± Acres • Texas Hill Country • Bandera County • Utopia

Grandeur in design and layout on a ranch of this size is a rarity in the Hill Country. There is the utmost attention to detail in the craftsmanship of these buildings. Utopian Hideaway is a complete dream; a must-see in order to believe all its amenities and luxuries. Manicured land, two custom homes, mother-in-law suite, studio or office suite, large climate-controlled warehouse, ample storage buildings, excellent facilities for the horse or auto enthusiast. Call for more details.

Frio River Ranch

915± acres • South Texas • Frio County • Pearsall

With abundant wildlife, excellent hunting opportunities, and over one mile of Frio River frontage, this property is an outdoorsman’s paradise! Improvements include an excellent road system and two water wells. The ranch offers both native brush and giant hardwoods along the banks of the Frio River. The fencing is in good shape and the pasture has been enhanced with seven brush strips adding forage for both wildlife and livestock.

Hill Top Estate

200± acres • Central Texas • Medina County • Hondo

This stunning lodge was built on the high point of the property, offering stunning views of the surrounding Hill Country. The main lodge offers large wrap-around porches to view both sunrises and sunsets. Improvements include swimming pool, small barn with workshop, and a newly constructed, multipurpose building. The finish out in the lodge is highly customized and fits the property well. The great room has a vaulted ceiling with large windows allowing for the perfect entertaining area. The property consists of both hills and valleys, with abundant wildlife and prime hunting opportunities. A small stock tank adds water for wildlife and occasional wing shooting.

Triple 8 Trophy Ranch

602± acres • South Texas Live Oak County • Three Rivers

This 602±-acre ranch is in its own classification when it comes to native whitetail deer. This prestigious recreational hunting operation is ready to go for this upcoming hunting season. The ranch is equipped with three surface tanks, tillable food plots, an excellent road system, and a seven-bed, six-and-one-half bath barndominium ready for hosting! Blinds and feeders, as well as an array of ranch equipment are ready to convey. If you’re looking for a ranch to hunt whitetail, dove, quail, turkey, and bass fish, look no more!

Rooters Ranch

125± acres • Central Texas

Limestone County • Thornton

If you’re looking for a property that is ready for the upcoming hunting season, you’re in luck! This wildlife exempt property has an established cabin with a bathroom that can sleep up to six people. Six blinds and six feeders are set in calculated areas of the ranch to allow multiple hunters to sit at the same time throughout the ranch.

Llano River Ranch

13± acres • Texas Hill Country Llano County • Castell

Llano River Ranch features 13.3 acres nestled along the Llano River in Castell, Texas! This live water property has a newly refurbished farmhouse with direct river access! If you’re looking for a new weekend getaway or an investment opportunity, call Texas Landmen today!

Tall Tined Ranch

149± acres • South Texas Live Oak County • Three Rivers

If you’ve been looking for a great recreational property to enjoy with friends and family, look no further. Tall Tined Ranch is located in Three Rivers, Texas and Live Oak County, between Hwy 37 and Hwy 72. Just an hour south from San Antonio and one hour north of Corpus Christi with direct access off CR 241! With Choke Canyon only 18± miles from the property, you’ll have excellent recreational possibilities!

Historic Medina Estate

37± acres • Texas Hill Country Bandera County • Medina

Within the Medina River Valley lies 37.5 horse-ready acres of pristine property with private access to the Medina River. First built in the late 1800s, the restored 4,300±-square-foot Hill Country manor has four bedrooms and three baths. Other improvements include an eight-stall barn with side cover, a round pen, five paddocks with shade trees and water, a dressage arena and swimming pool as well as a seasonal pond, a spring, three wells, electric gated entrance, the ability to hunt.

Panther Creek Estates

12± acres • Texas Hill Country Kerr County • Hunt

On the south fork of the Guadalupe River near Camp Mystic, located seven minutes from the Hunt Store, one and a half hours from San Antonio, and two hours from Austin. Features 340 feet of frontage on the river and a hilltop building site with sweeping hilltop views and a down-river view! Gated access, paved road frontage, electricity, no hunting allowed, wildlife exemption in place, quality restrictions in place.

Rio Texico Ranch is located in the vast expanse between Big Bend National Park and Black Gap WMA, with Hwy 90 to the north and Mexico to the south. This is one of the last truly wild landscapes of the Chihuahuan Desert. This ranch has maintained much of the environment and appearance of times past, including the Lower Canyons of the Rio Grande River. Various amenities make this large ranch diverse, interesting, scenic, and adventuresome. $46,351,450.

The Eagle Mountain/Carrizo Mountain Ranches are two nearby distinct properties that are connected by an improved, caliche county road and miles of paved or concrete private easement roads linking the ranches with easy access. Similar to the Davis Mountains and the Chisos Mountains of the Chihuahuan Desert, this mountain range functions as a sky island habitat, with intermountain ridge lines and valleys serving as corridors for wildlife migration. $48,856,105.

Horse Mountain Ranch is located just 30 minutes from the Gage Hotel in Marathon, which serves as the southern gateway to Big Bend Nation Park. Horse Mountain Ranch is divided into two contiguous historical ownerships. The north portion is a wide valley between the Pena Blanca Mountains, Horse Mountain, and Twin Peaks, creating an expanse called Lightning Flat where the headwaters of Horse Draw and Pena Blanca Draw are located, featuring a beautiful cottonwood-lined lake. $26,104,095.

in the

It

30 minutes from Van Horn

grazing,

a half hours from

which

Piñon

the

an elevated high mountain, volcanic structure sitting

over Big Bend National Park’s north entrance. The ranch includes 10 miles of the Santiago Mountains that form Persimmon Gap to the south. Rugged, wild, secluded, and amazing are just a few words to describe this true mountain ranch. $20,170,800.

Comprised of some of the most well cared for acreage in far west Texas, Bandera

habitat, and wildlife.

sweeping vistas, plateaus,

rugged wild

the

country combine here. One and three-quarter

Grande are accessible

recently had a major overhaul of roads,

wells, water troughs, dams, and tanks. A new private

frontage

a turnkey

blinds with feeders.

with a restored historic home, outbuildings,

will convey 25 percent of

$3,667,950.

site is located up in the hills with electricity. The ranch terrain varies from a nice combination of overflow flats to igneous rolling hills. The ranch is embedded in a landscape of public lands creating unlimited hunting and recreational opportunities right next door and just down the road. Big Bend National Park, Black

WMA, and Big Bend State Park. $3,283,009.

Located 31 miles south of downtown Marfa

paved Casa

Road, past the Alamito Creek bridge. The front gate of Ocotillo Ranch is located five miles down a private deeded easement road. The ranch is comprised of 9,957 acres of vistas, plateaus, mountains, canyons, igneous outcrops, and sweeping grasslands, which creates excellent hunting opportunities. Seller will convey 50 percent of minerals owned. $10,454,850.

Cooks Creek Ranch is a scenic property with tremendous views down into Indian Creek and Cook Creek. It boasts rolling hills and limestone cliff canyon banks. Water on the ranch is distributed in a variety of wells, pipelines, water storage, and water troughs. Recent use and management have been focused on improving and growing both mule deer and whitetail deer populations. The population is about 50/50 for these two deer types and some of the best blue quail hunting in Texas. $2,995,650.

25

south of

This vast area lies in a narrow

between 3,750 and 4,200 feet, allowing for mix of vegetation and providing excellent habitat for wildlife. $2,470,000.

Dripstone Ranch is uniquely located in the geographic transition area among rugged Hill Country Balcones Fault, the Chihuahuan Desert, and the topography

into

the famous

$15,350,000.

a quiet retreat in the country—just minutes from Brenham and Round Top area! New construction sitting on 49 acres of rolling terrain, overlooking towering live oaks and a private lake. This custom four-bedroom, four-and-one-half-bath, modern home boasts clean lines, expansive windows, and sleek architecture. Its features come together perfectly with the warmth of wood, coordinated granite, textures in kitchen and bathrooms, complementing fixtures and hardware, and an open concept floor plan. The windows on the front and back of the home showcase stunning views while highlighting the comfortable luxuries of both the interior and exterior living areas. The outdoor kitchen overlooks the pool and a 170-foot pier crossing over the lake which leads to the 4,000-square-foot work shop. Pipe fencing, automatic entrance gate, extensive side walks, hardscapes, and asphalt circle drive are just a few of the exterior’s finishing touches. With meticulous attention to detail and design, this property is one we’ve all been dreaming of!

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Creek Ranch is located just minutes west of Texas A&M University and centrally to Houston, Austin, Brenham, and Dallas. Less than five minutes to Lake Somerville, Big Creek Ranch offers a nice combination of high fenced and open range hunting, with 100± acres full of axis, black buck, and whitetail dear. The land is a nice combination of thick woods and open grassy areas, with multiple water sources and a thriving wildlife population. The stunning guest lodge and the rustic stone and log main home overlook a beautiful private lake. The property is a wonderful destination spot for family and friends with proven income potential as an event venue. Big Creek Ranch is the perfect place to call home–for the weekend or forever!

THE REDWOOD RANCH

Northeast Texas j Van Zandt Co.

T he Redwood

for sale! This incredible

is set

almost

The

country estate was almost entirely rebuilt in 2019.

(with a secondary

the

$2,374,000.

windmill,

as well with a gorgeous resort-style

Located in

This exceptional one-and-a-half-story home on 10 wooded acres is located in Woodlane Forest. The original owner is a beekeeper; the hives and agricultural evaluation will transfer to the new owners, providing incredible tax exemptions! This secluded home features a gated entry, circular drive, covered front porch, tankless water heater, PEX piping, crown molding, and transom windows that provide natural light. The spacious kitchen features granite counters, a six-burner gas cooktop, large pantry, and plenty of cabinet storage. It opens to the breakfast room and den with wood burning stove. The owner’s retreat and two bedrooms are located downstairs while the game room, full bath, and fourth bedroom are upstairs. In addition to the beehives, this property offers a 30,000-gallon, heated, remote-controlled pool and separate spa; stocked pond with fountain, covered patio, outdoor fireplace with pavilion and cabana with pool bath; and endless shady trees. The property is in close proximity to all Woodlands amenities and just 40 minutes from Bush Intercontinental Airport! $1,975,000.

Located on five lush, wooded acres in Red Oak Ranch, this one-story custom home is every equestrian’s dream! Enjoy direct access to miles of dedicated horseback riding trails. Highlights include a gated entry, five-car garage, double circular driveway, a new roof, water well, new LED lighting, and wheelchair accessibility throughout the house. Additional features include a lavish formal dining room with adjacent butler’s pantry and a wood-paneled study with an attached separate study. A magnificent sunroom has views of the beautiful pool and a dual-sided fireplace. The owner’s retreat offers a relaxing bath and bonus room, ideal for a home gym. The chef’s kitchen has a LaCanche gas range, ice maker, wine grotto, built-in Miele coffee maker, and pot filler, plus it opens to the breakfast room and den. Four additional bedrooms with walkin closets and two separate apartments are attached to the garage. The private fenced backyard features a covered patio, outdoor kitchen, gorgeous pool, and four-stall barn with tack and feeding room. There is a wellmaintained riding arena available exclusively for owners. $2,675,000.

Picturesque 100-acre estate lined with majestic oak trees and two ponds in Hockley! A gated entry leads you to the main home—a stunning log cabin with a circular drive, three car garage, walnut hardwood flooring, a gorgeous kitchen, a game room plus a family room, three bedrooms, and an open concept for entertaining. The sparkling pool and spa offer an adjacent pool house with a wet bar and fireplace. A 7,000-square-foot barn with A/C and heat is ideal for hosting events, a homebased business or could be converted back for horses. There’s a greenhouse, three water wells, a rose bush maze, and a separate dog cottage. Two additional guest houses are on the property—one has two bedrooms and a full bath, and the other offers one bedroom/ full bath. Both have kitchens and washer/dryer hookups. There are fenced-in sections for livestock, and these owners can offer ag exemption for cattle. This can be used as a homebased business, wedding venue, or a magical place to call home! $5,250,000.

HIGH TINE RANCH

Hill Country Edwards County j Rocksprings

The High Tine Ranch checks all the boxes for a premier hunting and recreation ranch: convenient location with paved-road access, large low-fenced neighbors, ample herds of exotic and native animals, all on rolling terrain gentle enough for everyone to enjoy the entire ranch. Located just one hour from Kerrville and Junction, and two hours from San Antonio, the ranch is perfect for weekend getaways or extended trips. Some of the most abundant herds of axis deer and whitetail are found roaming this ranch and the surrounding area. Sensible deed restrictions allow owner and seller to have confidence in the enjoyment and future value of their property. $824,950. Caleb Rightmer, Agent.

This property is located 45 miles west of San Antonio and five miles southwest of D’Hanis, TX. It is an excellent hunting retreat with good habitat for deer and dove, scattered Oak trees, and favorable soil. It is located on County Road 514 just west of Squirrel Creek Road. There is a 1,600-square-foot (MCAD) Stucco home on the property and a wildlife exemption in place. $995,000. Mark Meek, Broker.

ENLIGHTENING RANCH

Texas Hill Country j Kerr County j Hunt

T he Enlightening Ranch is a 302.22acre, high-fenced hunting getaway in the Kerr County Divide area. The land is suitable for cattle, horses, sheep, or goats. Two hunting cabins are currently being renovated. A submersible well supplements a stocked pond and the water troughs. An intense cedar clearing project has been under way and several Indian mounds have been located, as the ranch borders an 11,000±acre ranch near the North Fork head of the Guadalupe River. This is a highly desired area, featuring water, wildlife, beauty, seclusion, and proximity to the amenities of Kerrville, TX. $2,871,090. Bill Barton, Broker-Assoc.

ideal property, located near Leakey, is quiet and private, with access to the Frio River. The immaculately updated and maintained owner’s cabin and guest cabin are surrounded by exceptional Hill Country terrain. Both overlook the Frio Canyon from a westward facing point of Meridian Mountain. It’s one of the most beautiful Hill Country areas in Texas and a very special property. With the Frio River, amenities in Leakey, and only 20 minutes from Lost Maples or Garner State Park, this property is the perfect getaway or full-time property. Call for price.

30± ACRES MOSSY OAK ACRES

Central Texas j Bexar County j Schertz

Enjoy a country lifestyle in the Schertz ETJ with agriculture tax exemption. Located only minutes to San Antonio or Seguin, this is a prime location for access to amenities. The frontage on FM 1518 and Woman Hollering Road gives no hint that hidden among the ancient oaks, beautiful ponds, and wildlife is a unique, 7,000-square-foot home. Homestead or develop. $2,100,000.

66± ACRES

LAND IN KENEDY

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j

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35± ACRES

Texas Hill Country j Real County j Leakey

HICKORY CREEK RANCH

Located in Burnet County, Hickory Creek Ranch is a truly unique property, conveniently located near Austin and San Antonio with over a mile of Lake Travis frontage. 500± acres are currently available with three separate living quarters, three barns, high fencing, spectacular views, and live water. Numerous wells, water lines, and paved roads are available on the property. Avid hunters will enjoy the abundant wildlife and trophy whitetails in the 180 class. The rugged property has frontage on FM 1431 and Burnet CR 346. Additionally, there is a separate access to Lake Travis via Burnet CR 346. Livestock, farm machinery, and furnishings may be purchased separately. This property may be divided into two parcels.

Hill

j Burnet

j Marble

Boasting 203.24 acres, Wadding Ranch is located approximately 12 miles southeast of Paris, TX. The cattle ranch offers an abundance of county road frontage, as well as access to county water and electric. The fenced and crossed fenced pastures include a nice hay barn for storage, and two ponds. Scattered pecans and other native trees provide cover for deer and other wildlife. A wet-weather creek meanders through the property, creating additional opportunities for building duck hunting impoundments in the bottoms. Wadding Ranch is an all-around great place, providing good warm and cool season grasses for grazing or hay production. Opportunities for wildlife and other outdoor activities are abundant. $1,006,038. MLS# 36959.

Spann Ranch is the ultimate weekend getaway! Located in southeast Oklahoma, the ranch boasts 180 acres of mature rolling pines, hardwoods, and sandy soils with improved fenced pastures. The 2,300-square-foot, four-bed, two-bath, two-story home features covered front and back porches, a storm cellar, a well house with full bath and laundry room, detached workshop, and more! The property offers trophy whitetail deer, wild turkey, an abundance of small game, fishing in the two ponds, and the occasional ducks as well. Fenced for livestock or hay production. $899,000. MLS# 36824.

91± ACRES DUMAS RANCH

Northeast Texas

Red River County j Avery

Ramsey Ranch’s 109 acres offer opportunities for any nature lover or outdoor enthusiast. This property has four ponds full of bass, crappie, and catfish making it an angler’s dream. The ponds also offer excellent duck hunting opportunities. The property is currently being used for hay and could be used for livestock. Other features include a two-bed, two-bath barndominium, 30/40 shop, and aboveground saltwater pool overlooking the lake. $989,000. MLS# 36656.

This ranch offers 91 acres of prime recreational land in northeast Texas. Load up the ATV, the camper, bow, or rifle and come visit this weekend getaway. Trails throughout the property lead you from mature hardwoods to the majestic, towering pines. The property features a couple of small ponds, a 15-acre meadow, a spring, electric on site, and water at the gate. It offers opportunities for hunting deer, turkey, and hog. Build your forever country home among the trees! Some fencing and no restrictions. $432,250. MLS# 36566.

Whiteley Ranch totals 69.82 acres of pasture, woods, and live water creek. Located just 12 miles southeast of Paris and one and a half hours northeast of Dallas/Fort Worth. The property has FM frontage, electric, AG exemption, no restrictions, and has historically been used for hay and hunting. This is an ideal ranch for a getaway location or hunting retreat, with its ample amounts of wildlife including deer, hogs, and duck hunting wetlands. Small stock tank for livestock and wildlife watering. $453,900. MLS# 36938.

ROCK VALLEY RANCH

Texas Hill Country j Mason Co. j Pontotoc

This newly listed, contemporary home overlooking 184 acres was built by the award winning builder Escobedo Construction. Construction and materials were kept simple for low maintenance, which include a steel superstructure and zinc cladding for the home’s exterior. Water to the home is supported by a 22,000-gallon rainwater collection system. The site offers scenery and seclusion, two ponds, rugged granite outcrops, and diversified cover for the abundant native wildlife. $2,950,000.

The Dancing Pine Ranch gently blends sophisticated living with western appeal. Dancing Pine Ranch checks all of the boxes for the discerning ranch buyer, because it offers world-class fishing on the Pine River, a stunning primary residence, big game hunting, and excellent proximity to Durango. $9,450,000.

Brazos River Ranch is a one-of-a-kind

ranch located in Washington County, with over 5,000 feet of frontage on the Brazos River. It offers a gated entrance, a stunning main home, an incredible bunk house with full kitchen, and a guest home. In addition, there are multiple barns and outbuildings. The 7,056-square-foot main home boasts four bedrooms, four-and-one-half baths, second-story office, infinity edge pool, and stunning views of the Brazos River from the living area and kitchen. With real hardwood and brick flooring, top-of-the-line appliances, and quality finishes, the recently renovated home is a show-stopper. The 1,469-square-foot bunk house features two large bedrooms, a loft area, full kitchen and living area, sunroom, and three bathrooms. The 1,886-square-foot, three-bed, two-bath guest house built in 2006 is the perfect place for guests to enjoy their stay. The land features perimeter fencing, cross-fencing, stocked ponds, an oak-lined driveway, acres of woods, 200 acres of fertile crop land near the river, and much more. At Brazos River Ranch, you will never run out of hunting, recreational, or farming activities as the property is well suited for all three. Farm and ranch equipment on the property is negotiable, as well as farm animals including longhorns, Jersey cattle, horses, goats, chickens, and donkeys. One of the best features of this property is that it offers net-zero electricity. The extensive solar panel array is included with the sale, along with a battery backup system. It has full access to the Bluebonnet Electric grid, four propane generators, large capacity propane reserves, and two diesel generators in case of emergency. There are four water wells on the property, additional tanks to store water, and a rainwater collection tank with gravity feed system back to the main house. This is one of the most extensive micro-grids on any property in Texas and offers true peace of mind. In addition, this property offers some unique income stream opportunities as well. Details available to qualified, interested buyers. Must be accompanied; schedule a time to view this private refuge today! $15,000,000.

GREEN RANCH

WATSON RANCH

This historic 275±-acre, multi-generational ranch provides some of the prettiest views and topography in Montgomery County. This working ranch is truly a rare opportunity with its panoramic views and approximately 85 feet of elevation change. 130± acres of hillside overlook lush meadows watered by approximately one mile of Lake Creek. The beautiful oxbow-shaped creek provides the opportunity for unique views, wildlife, and vegetation. Other features include large native oaks draped with Spanish moss, improved pastures, hayfields, ponds, live water, senderos and roads throughout, deer stands, balanced mix of open to wooded areas, abundant wildlife, and year-round recreational opportunities. Improvements include the recently updated three-bed, two-bath home; shop, hay and horse barns, pipe working pens, runin sheds, as well as fencing and cross fencing. The property is located just minutes from shopping, MISD, and entertainment. Electric, fiber internet, water well, septic and trash services. There will not be another offering as unique as this in the Montgomery area! $4,760,000.

136± ACRES C5 RANCH

Southeast Texas

San Jacinto County j Cleveland

5 Ranch features 136 rolling acres of improved pastures and woods with four ponds. It is located only 60 miles from Houston and 45 minutes from IAH. The barndominium offers four bedrooms, two baths, family room with wood burning stove, concrete floors, wood ceilings, office, kitchen with granite countertops, a walk-in pantry, and wide porches overlooking the rolling countryside. The adjoining 24x40 shop is insulated with a roll-up door and a 20x40 carport under the same roof. 12-foot wide, covered porches run along two sides of the home. The 48x60 barn nearby has four 12x24 stalls, a concrete aisle, power, and water. Its lighted arena is 240x160 with return lane and roping boxes. This gentleman’s ranch has 80 feet of elevation change from front to back, but no flood plain. Ag/Tim exemption in place, unrestricted. Bring your livestock and settle down in your very own country retreat. $2,426,425.

F or the first time ever on the market, Green Ranch was assembled through generations and saw its beginnings with Charles Green in 1911. Deep in Hill Country, between Hamilton and Brownwood, you’ll find approximately 850 acres of scenic, rolling pasture land covered in live oaks. Whitetail deer and other wildlife are abundant, offering great potential as a hunting retreat. The ranch currently running cattle and goats with ag exemption in place. The property is fenced and cross-fenced, with two windmills for livestock and wildlife. Dating from 1890, there is a charming old ranch house beneath two huge live oaks, with an additional water well. Many excellent home sites are available for your custom build. Easily accessible from State Highway 16 or US Highway 84 and over 8,400 feet of frontage on two county roads. Shown by appointment only. $4,029,792.

850± ACRES

Central Texas j Mills County j Goldthwaite

Southeast Texas j Montgomery County j Montgomery

the interior.

ROAD

Palo

views overlooking

along the east boundary of the

set of

Duro Creek. This turnkey cow/calf operation offers development potential and is located in the

School District. The

FIND

Surrounded by rolling hills, this pristine ranch boasts unrivaled vistas, fresh spring-fed waters and lakes, and a unique, refuge-like property. From the moment you enter the gate, the drive winds majestically through parts of the property to the main home. The completely renovated, four-bedroom, three-bath main home features new flooring, two woodburning fireplaces, dining and living areas, large open porch, and a covered porch. The home is easy to maintain and provides a comfortable place to relax and entertain. Three lovely, stair-stepped spring-fed lakes with approximately 40 acres of surface area provide a focal point that is aesthetically pleasing and a great place to fish or relax. The terrain is dotted with native hardwoods and coastal Bermuda meadows overlooking the main house, lakes, and hills. Almost spiritual in nature, this 378.083-acre sanctuary provides the best of country living combining a beautiful wildlife habitat with the feel of a working ranch. Located near Athens in Henderson County, Texas, this property has been meticulously preserved and enhanced to perfection! $5,750,000.

Steve Grant Real Estate

Specializing in Farm and Ranch Properties stevegrant@stevegrant.com stevegrant.com

Northeast Texas j Henderson County j LaRue

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“We get affected by all these pushes of gentrification,” he says. “People get pushed out of their homes—that’s what gentrification does. Even though the appraisal district doesn’t want to call it a tax, we’re dealing with taxation on a building material. Who the heck is going to be able to pay that where the per capita income is $24,000 a year? Nobody.”

IN A HOUSE sited among the creosote and spiny ocotillo of south Presidio County, Simone Swan eases into a folding chair and laces her hands across the terrier in her lap. Now 93, Swan is petite, and her eyes are bright as dimes. A crowd has gathered in her honor on this April evening, in the home she named Swan House. As an art world sophisticate in the seventies and eighties, Swan was a friend and protégé of the Egyptian architect Hassan Fathy, whose life’s work and book

Architecture for the Poor advocated building all-earthen construction to house people with few financial resources. Following a stint with him in Cairo, Swan lived in New York City, and in the early nineties, she joined a friend on a Big Bend trip.

While driving near Presidio, Swan and her friend stopped at Fort Leaton State Historic Site, where fort personnel were immersed in an adobe preservation project. Something settled inside Swan. “When I got home to New York, I called Fort Leaton and said I want to come and work and learn,” she says. Within three weeks, she’d moved, apprenticing with the Texas Parks and Wildlife crew. “We made adobes and put them to dry facing east and west. It was so exciting.”

Fathy’s approach to building required no

wood, no concrete—just bricks made on-site from earth. Swan was convinced that Fathy’s adobe vaults and domes would be a superior, cheaper way to build low-income housing. At a Presidio County adobe demonstration she gave, she noted one woman paying particularly close attention. It was Jesusita Jimenez. “We worked together over twenty years,” Swan told the Swan House gathering. Jimenez, seated next to her, nodded along. “I was the designer, and Jesusita was the builder.”

Over the years, Jimenez’s skill with the material and her management of crews have earned her the adobero’s term of highest respect—maestra. While she had adobe experience when she began with Swan, these Egyptian designs were thrilling and new. “Building vaults and domes I didn’t

know, but adobe, yes,” she says in Spanish.

“I learned with a book in English by Hassan Fathy. I just looked at the drawings, how the vault would be and how the adobes were started, because I had never seen this before.”

In 1995, determined to prove adobe’s costeffectiveness and potential, Swan and Jimenez built a $5,000 prototype home in Ojinaga, Chihuahua, just across the Rio Grande from Presidio. Workers dug the dirt for bricks and plaster on-site, and adobe furniture was integrated into the form of the house itself. As part of the project, the homeowner learned adobemaking and went on to sell his bricks for a living. Swan’s ambition, she says, was “to have an alternate architecture in the West that is healthy, comfortable, and structurally sound,” and she pitched the idea of affordable

adobe construction to various political and municipal figures in Texas and Mexico. The idea, however, never caught on. Government wonks didn’t follow up. Banks at the time weren’t keen on new-build construction loans for adobe homes, she says. Although adobe architecture is Indigenous, a public housing venture may have struck her audience as too weird to try, too hard to finance.

Undaunted, Swan pursued a more personal project. An acquaintance took her to see property near Fort Leaton. “When I saw the view, what can you do?” she says. “You have to buy it.” There, on a high plain overlooking the unfolding canyons below, she built Swan House, a serene, almost churchlike H-shaped structure with Fathy’s soaring Nubian vaults and domes. Concurrent with its construction, she created a nonprofit, Adobe Alliance, and for years she, Jimenez, and a string of interns and volunteers held hands-on adobe workshops using the house as their test site. Their rallying cry: adobe is political.

“Adobe will be increasingly more of a political issue,” Swan prognosticated in an essay from the early aughts. “As building materials rise even higher in cost than in this first decade of the twenty-first century; as industrial materials’ toxicity is perceived, as their cost of transportation increases with the price of fuels; as the climatic comfort and salubriousness of adobe walls are discovered, more budget-conscious dwellers will be drawn to the material.”

Swan House has stood empty for a long while, after health issues required Swan to move to Tucson. In her absence, some of the vaults failed and fell. Rats and dust took over. Her return to the house in April, however, came with great optimism.

At the gathering in her honor, David Keller steps forward, dressed in a desert-tan, all-denim ensemble. Keller is a Big Bend archaeologist whose avid dedication to natural building techniques includes participating in Swan House workshops back in the day, as well as adobe projects within Big Bend National Park, a Ruidosa church, and Fort Davis National Historic Site. He and five other adobe-minded folks pooled resources to buy Swan House. They’ve

pledged to restart the workshops, teaching adobe skills to all-new participants, using the house as a lab to return it to its former glory. Swan will join too, as she is able.

“Swan House was a big deal in the adobe world and architectural circles and to people of the region,” Keller says to the twenty or so people who have assembled. “It’s a cultural asset.” He aims to create the ideal recipe to remake and replaster the house’s vaults and domes. No one is certain how to solve all of Swan House’s issues—the fallen vaults, for instance. That’s okay. “If you take this property, you take its problems and you take its challenges, dealing with domes and vaults that are exposed adobe in the desert,” Keller says. “Can it be done? That’s the challenge. Are we up to it? I’m willing to try.”

Canovas, the activist, spent eleven years working with Swan and the Adobe Alliance. He is among those who see great promise in adobe, a way forward. It’s the region’s cultural inheritance, he says, our vernacular architecture. “When people talk about adobe, it’s as though it’s something from the past,” he says. “It’s something from the present—an earth building technique that sheltered us and will continue to shelter us. Adobe or earth building is going to help us resolve housing problems we’re going to have in the future. Adobe gives the option to people to build their own houses.”

TO MAKE ADOBE BRICKS , take screened earth and shovel it into a wheelbarrow. Add water and mix into a satisfying sludge. Add horse manure, straw, or macerated cactus as strengtheners. Set a clean form on level ground and pour the mixture into the form, forcing mud into the corners and scraping the extra off the top. When it’s well packed, lift the form. Leave these bricks to dry for three or four days, then turn them on their ends to dry another couple of weeks. After that, build something.

For generations, adobe houses were made of mud bricks with mud mortar, covered by mud plaster, lime plaster, or whitewash. A house built in such a way, where the bricks, mortar, and plaster are a single breathing unit, requires maintenance every couple of years—a weekend or a few days in which

Sandro Canovas (right) with his late mentor Don Manuel Rodriguez Villa at his home in Ojinaga, Chihuahua, in 2018.

bigger problems. Concrete was introduced into adobe construction throughout the Southwest at the turn of the twentieth century. It was thought to improve the building system, making it maintenance-free, and indeed, nearly all adobe buildings in the Big Bend involve some addition of concrete in the bricks, mortar, or plaster, if not all three. Concrete, however, can create moisture problems, as evidenced by the long gash at our house. Adobe’s enemy is moisture. “They could not be more different, concrete versus adobe,” says Miguel Mendías, a multidisciplinary artist with a strong interest in earthen construction methods. “Concrete is rigid. Once it cures, it will never reverse. Adobe is malleable. You can work and rework it. Like bonds to like, dirt bonds to dirt.”

Mendías’s family goes back five generations in Marfa, and his regular childhood visits were infused with an appreciation for those roots. “I’ve always been aware of adobe,” he says. “I have ancestors who made and built with adobe, and I grew up with those historical buildings in Marfa.” A few years ago, on his way to a job in California, he

was in fact languishing on the delinquent tax roll. It was in rough shape, nearly unlivable, with two adjoining original rooms and a rudimentary bedroom, bath, and kitchen that came sometime later. “I have photos of my grandmother as a teenager posing in the backyard,” he says. His great-grandfather inherited the house after his first wife’s death from flu, in 1918. When he married again, his new wife longed for a different house, so this one transitioned into a store that sold candy, trinkets, and even live horny toads.

Mendías is buoyed by these stories. It took him a year and a half to cobble together the money, ditch the job in California, pay off the taxes, and move. His work to preserve

It’s learned by doing, by hands-on knowledge that’s passed along by those who can feel the mud within their fists and know that it’s right.

A newly constructed adobe home outside Marfa.

materials, labor, and time. No matter. There’s much more at stake here than simply a finished product, a cute house. He’s keenly aware that his hands touch the adobe bricks made, stacked, mortared, and plastered by his longago relatives. He’s likewise thinking about the dichotomy between adobe’s current voguish status and its origin as a material of necessity. “The younger generation of Chicanos is very interested in adobe and reclaiming it as a material process and a means of resisting cultural erasure,” he says.

Uncovered in the renovation were long marks drawn near the top of an interior wall, the indentations meant to give purchase to the finish coat of plaster by some unknown

relative one hundred years ago. “I love the sense of peace it gives me to be connected to my ancestors and carry on not only the life lessons they taught me but also a culture I grew up with,” Mendías says. “This region is eighty-five percent people of Indigenous descent. This is Indigenous technology.”

Adobe is deceptively simple, for it is, after all, just dirt, straw, water, and sun. Yet its nuances are complex enough that the most experienced adoberos, like Jimenez, are called maestros, evoking both the mastery of the craft and an element of teaching. It’s learned by doing, by hands-on knowledge that’s passed along by those who can feel the mud within their fists and know that it’s the right stickiness and consistency to pour into forms or slather onto walls. People meet

one another at workshops or work sites, at volunteer opportunities or brickmaking parties, through an adobe art project or a friend of a friend getting help with a fixerupper. In the spirit of building with adobe, experienced people work alongside greener compatriots, with the same goal of getting a job done. “It’s a community-driven process,” says Joey Benton, owner of Silla, a Marfa design/build company that has, in recent years, focused on adobe work. “You can feel it. It’s a nice way to go to bed at night. We made some bricks, I worked with people I like, we laughed, had a nice meal. It feels good.”

ON A CLOUDY SPRING AFTERNOON , Benton strode quickly through dozens of adobe bricks categorized into groups across a large concrete pad. Benton, who moved to Marfa in 1994, was among the leaders of a six-week adobe apprenticeship program aimed at women and underwritten by a grant secured by the Chinati Foundation, a contemporary art museum in town. Four women apprentices and several auditors, along with various workers and teachers, were in action all around him, mixing mud in wheelbarrows, taking notes, or exploring the damage within the 1900-era house on-site.

The bricks were tests, Benton explains. Excessive clay can crack a brick. Fibrous sotol can be hard to incorporate. Too much sand makes a brick crumbly. “At the end of the day we had a conversation about what’s working,” he says. “We’re developing field tests we can use as standards for future projects. We’re going to come up with tests that we can do to each brick, catalog them all, and see what’s behaving better and find our best brick.” Among the questions they will address: What advantages does horse manure present over sotol fiber? How do bricks perform when water is applied? How much pressure will make one break? “There are ten thousand years of recipes,” Benton says, beaming. “There are lots of ways to make that cookie.”

Many if not most of Marfa’s adobe homes were built before 1931, often by the family who would occupy the house. Working in this way still resonates, with a broader, more inclusive view of what family means. “All the work on my exterior walls was done by many friends.

I had several work parties,” says Mendías. “When I was removing the concrete, it was mostly women and female-assigned people who helped me. Many were nonbinary queer people of mixed Indigenous descent, like me. That healed my heart in some way. That is my community. When I look at my walls, that’s what I think about.”

In Jesusita Jimenez’s time, women in adobe were rare, though this is changing. “It’s very hard and very heavy work,” she says, “to mix in the mud, mix in the wheelbarrow, to empty it, to lift the adobes. But I was young!”

There is room in adobe for all, according to Benton. “If you can take the knowledge and disseminate it, and then they disseminate that, it has an effect on how we take care of the community,” he says. “The goal is not to hold on to information but to let the information be free, like a library.” The apprenticeship, the Swan House workshops on the horizon, a burgeoning new constructive arts school in Brewster County, and a smattering of adobeminded architects and designers in the area point to a collective desire to teach, learn,

and build with earth. Plus, there’s work to be done, money to be made. “You put together a little crew of three or four people, you’d have work forever,” says Benton. “There are lots of things to fix and take care of.”

On the last day of the Chinati Foundation program, the scrapes of the four apprentices’ trowels were nearly drowned out by the ranchera music blasting from a boom box in downtown Marfa. The four women packed mud into the wall around a Chinati building and talked with the ease of people who’d spent a great deal of time together.

going to end up doing,” says Jackie Zazueta, an artist. “We had passed it so many times and never noticed it.”

“And now we notice every adobe building everywhere,” says Tina Rivera, a filmmaker. “Six weeks later, I feel good and confident about making a house or a shelter if I had to.”

For people of modest means who’ve committed to this region and to the eccentricities, exasperations, and comforts of these small towns, the next step is to take housing into their own hands. “As soon as this is over, I would like to start building a small adobe house,” says apprentice Elizabeth Davis. “That way I know, from beginning to end, what the life cycle of new construction will be like, having learned how to make it a living, breathing organism.” Caroline Crawley, a schoolteacher, adds, “To keep the dream alive that I’d be able to have my own house—adobe is one of the very few ways that’s possible.”

“One of the first places they took us had a similar wall to this, showing us what we were

Adobe allows a self-reliance that’s outside what’s normal or typical. Adobe says maybe there is a different way. Perhaps there’s a

Perhaps there’s a weedy, unloved lot, or a corner of a friend’s place, where a shed or house can come from labor and mud.

weedy, unloved lot, or a corner of a friend’s place, or some other unconventional spot where a shed or house can come from labor and mud. Slowness and friendship are on your side. As Camacho says, “You can only lay three courses of adobes in a day. Three courses a day is a good day with five people and a couple of mixers going. You build thirteen inches in a day. It still gets you up there.”

Michael and I were not true adoberos. We never tinkered with recipes or structuretested bricks or plastered with lime. We merely used abandoned bricks and relied on plaster knowledge from two Mexican men, strangers, who appeared under our pear tree one morning asking for work. But I’m acquainted with the sweetness of adobe. The work we did on the gash in our wall took most of a summer. That wall hasn’t cracked or moved again, at least not yet. Our friend who gifted us those adobe bricks is gone now, and we no longer own that house, but it’s gratifying to know that it contains the joy of that sweaty, simple daily work, when Michael and I slept hard every night and woke early every morning and our single greatest worry concerned filling a hole.

An adobe wall is prepared for mud plaster.

David Keller and Simone Swan inside the Swan House, near Presidio, in April.