Featured Articles and Land Listings

Texas Hill Country Land News, Articles and Featured Listings.

If you are interested in buying or selling Texas Hill Country ranch land, or you just want to keep an eye on the land market, we can help you.
Land News Training and Articles
November 19, 2020/ RLI Post
Read a vacation rental listing for a rural area and you’ll sometimes see “no internet access” promoted as a plus point. Such marketing chutzpah may work for a weekend break but for people looking for a permanent home, rural internet access in the form of fast and reliable broadband is a deal breaker. That’s even true after a year when remote working was put to the test like never before.
We’ve written before about the absence of broadband services in rural areas, including those relatively close to major cities. Fixed-line expansion is still a pipedream for rural internet access in many places but wireless services are increasingly looking like an answer. That could be tremendous news for landowners and investors.
Barriers To Rural Internet Access
Federal government programs to expand rural internet access through wired broadband are proving big on ambition and slow in reality. Earlier this year the Federal Communications Commission launched a $20.4 million “Rural Digital Opportunity Fund” program to bring broadband to areas currently without access. However, a controversial decision means none of that money will go to areas that have already had any funding from a similar program by the Department of Agriculture or from state programs, even if that funding proves inadequate.
Throw in ongoing disputes about the accuracy of maps showing which areas have adequate broadband and it’s a recipe for confusion, particularly given the likely political changes in the FCC’s management in the coming years. Perhaps the most important conclusion is that residential development land in those areas which do get funding will become far more attractive.
Some had placed their hopes on Google’s programs combining fiber services and localized Wi-Fi. That’s proven a disappointment for rural internet access, however. Rather than reach places with little existing infrastructure, Google has concentrated on targeting more densely populated areas where the problem is a lack of competition rather than availability.
September 23, 2020/ RLI Post
Internal Revenue Code Section 1031, which allows taxpayers to defer, not eliminate, payment of capital gains and recapture tax on the sale of property, has been in the Federal tax code for the past 100 years. Despite this longevity, there have been numerous proposals from elected officials to remove Sec. 1031 in order to allegedly “close a tax loophole” or pay for another government program. So far, in each of these instances, this battle-tested provision of the tax code has passed the challenge of scrutiny but only after lawmakers took the time to understand its full economic impacts. Section 1031 impacts liquidity throughout the real estate market, has revenue implications to the Treasury as a result of a slowdown in transaction volume, and has a general positive impact on the US economy as a whole.
New Studies Show Potential Detriment of Eliminating 1031 Exchange
In response to past attempts to eliminate the Section 1031, a coalition was formed by industry giants to educate Congress on the full Section 1031 impact. Two separate impact studies were conducted: one by Ling & Petrova and one by Ernst & Young LLP. As each study delineated the financial effect of limiting or eliminating of Section 1031, the numbers articulated what pages of political soundbites might not have. Elected officials quickly came to the realization that not only was the cost of like-kind exchanges to the Treasury grossly overstated, but that an outright repeal would devastate several important industries, harm the economy as a whole, and in the end cost the government in the long run.
Both the Ling & Petrova and Ernst and Young studies address how Section 1031 creates liquidity throughout the real estate investment market, which provides incentives and support for real estate to achieve its highest and best use. The transactional activity from trading out of yesterday’s real estate to a new piece of real estate to meet tomorrow’s needs is a catalyst for a stream of economic activity, creating jobs and taxable revenue for realtors,
Our Hill Country Land Listings
Sparerib Estates Home and Acreage
403 Sparerib Road, Marble Falls, TX
~25 acres, Home and Stables
List price - $699,000

24.87-acre horse property is now available in the scenic area just 5 miles North and West of Marble Falls, TX. This property includes a ~2484 sqft home, five stall horse barn, two storage buildings, loafing shed, horse fencing and a carport. 
The house and 4.39 acres are located in Sparerib Estates with light restrictions and a $50/year POA road maintenance fee. The remaining contiguous 20.48 acres is located in Tobyville Acres which has a slightly different set of restrictions. The property is fenced and cross fenced, mostly with a horse friendly pipe fence with some slick wire in the back of the property. Sparerib Creek runs thru the southern edge of the property. 
The grounds include several nice oak trees around the house, a water well and a recently updated septic system.
·        Main House: Two story ~2484 sqft house built in 1985, three bedroom (two down and one up), two full baths, covered front and back porches, woodburning stove in the living room, brick fireplace in the master bedroom. The house needs some finishing work and TLC.
·        Five stall horse barn with paddocks for each stall.
·        Loafing shed.
·        Carport for 2 vehicles.
·        Completely fenced and cross fenced – horse friendly pipe fencing in front and slick wire in the back.
There is additional paved road frontage on Fieldcrest Drive on the East side of the property.
Property nicely located ~5 miles North and West of Marble Falls, 54 miles to downtown Austin and 92 miles due North of San Antonio.  
Canyon Lake Estate
1180 Purple Sage, Canyon Lake, TX 78133
Unrestricted ~3.4 acre Estate in Comal County
List price - $950,000

3.4-acre, unrestricted, oak covered estate currently available in the picturesque north Canyon Lake area. This estate includes a ~2400 sqft custom home, detached garage, small guest house, 700 sqft commercial grade office space, ~1800 sqft commercial grade winery building and all wine making equipment, custom greenhouse, vineyard, irrigation system, two water wells and much more.
The estate is completely enclosed and self-contained with a 6’ security fence and two automatic gates. Located just north of Canyon Lake.
The grounds include several ancient oak trees around the house as well as many other trees and ornamental bushes that create a sense of privacy.

This property has unrestricted possibilities. It includes everything needed to be developed into a commercial winery, or it can be used for other commercial purposes or just as a personal home, office and workspace.
  • Main House: Two story ~2400 sqft custom rock house built in 1985, three bedroom, 2 ½ baths, gourmet kitchen and lots of storage. Covered front and back porches with a unique outdoor BBQ pit built into the fireplace.
  • Detached two car garage with storage space.
  • Guest House: ~400 sqft modular guest house.
  • Commercial grade winery building: two story commercial grade building complete with wine making equipment and set up to process grapes and produce wine.
  • Office Space: standalone, 700 sqft office space complete with small parking area.

This estate is centrally located just North of Canyon Lake, 30 minutes to San Marcos, TX, 37 minutes to New Braunfels, 1 hour to downtown San Antonio and 1 hour to downtown Austin.
26625 Wild River Road
Spicewood, TX 78669
~68 Acres
Price: $6,750,000
Spectacular 68+ acre private estate on Fall Creek w/ Hill Country views!
Close to Austin, no zoning, wildlife exempt & no home owners association.
Main Estate - 5 Bedrooms, 13,527 sq/ft
Guest House/Barn- 4 Bedrooms, 4,428 sq/ft
Foreman's House- 2 Bedrooms, 1,430 sq/ft
Main estate has spacious living area with open beamed ceilings and lots of natural light.
Chef's kitchen, large copper vent and spacious dining area. Master suite has covered patio with amazing views. Elegant master bath creates a haven of relaxation. Guests will appreciate the privacy of separate casitas or complete accommodations in guest house/barn.
Three level resort style pool & koi pond, two rain collection systems. Seven car attached garage and equipment barn. Four horse stalls w/ lighted arena & 75’x75’ covered pavilion ideal for large gatherings.

Over 4,500 feet of frontage on the live water of Big and Little Fall Creek.
Hill Country living at its finest!
Close to golf courses, marinas & small aircraft airports.
Space for your own helicopter pad.
Forty minutes to downtown Austin.
Within one hour of the Austin international airport. 
Whitewater Springs – Large Acreage Tract
8.78 acres | $165,000 $150,000
000 FM 1174 Bertram, TX 78605
(Near 11311 FM 1174)
Large acreage (+-8.78 acres) homesite tract available in the picturesque Whitewater Springs subdivision near Marble Falls, TX. This tract has incredible views of the surrounding hills and rough canyons. It also includes numerous well-maintained oaks, elm and cedar trees. Drainage on the tract has been recently improved and all utilities are available. Includes over 600’ of frontage on FM 1174 and is currently under a 1-d-1 wildlife valuation which keeps the property taxes low.
Featured Hill Country Land Listings
Metal and Rock Home with Guest House on Private 17.55 Acre with Many Large Oak Trees ~ Metal Life Time Roofs ~ Double Glass Entry Doors ~ Marble Counter Tops, Glass Tile Backsplash ~ Double Stainless Steel Farm Sink ~ Polished concrete floors ~ Alder Wood Custom Cabinets w/Alder Trim some trim not yet finished in guest house but will complete upon closing ~ 6 ft Antique Clawfoot Tub ~ Antique Slider Doors with Frosted Glass ~ Wood Burning Fireplace with Propane Starter ~ 4 car Garage Workshop with half bath ~ Chicken Coop ~ Crushed Granite Walk Ways ~ Deer Roam Freely ~
Courtesy of: Guillory Real Estate Group
This beautiful country home is nestled in the heart of the Texas hill country. A two-story, three-bedroom, three and a half bath home with rustic vaulted ceiling in the great room. The screened-in back porch gives view of old majestic oak trees. And the scenery gives way to stunning bluebonnets in the spring. While the rustic decor of the home and slow pace of life is in a country setting, it’s only 49 miles to UT and downtown Austin and 37 miles to the new Apple plant. Right next door to the main house exists a cottage for visitors or for rental income. The property also comes with a large workshop and barn with corral for horses and live stock. Your family will enjoy the spring fed pond for swimming and fishing. Comes with you own water slide.
Courtesy of: Smithwick Realty Company
Very Secluded 40 Acres ~ Abundant Deer ~ Your Own Piece of Texas Hill County with Custom Deer Stand and Your Very Own Batting Cage... 20 minutes from Liberty Hill ~ Fields and Pecan Orchards ~ Custom Built Beautiful Home with 4 beds 3 full baths with 2 master suites 2 Living Rooms and One Dining plus Breakfast Bar ~ Granite counter tops in kitchen ~ Commercial BlueStar Stove 48-inch ~ 6 burner with 36 inch vent hood ~ Concrete stained floors throughout ~ Garden tube with separate ~walk-in shower ~ Built in dresser in master bedroom closet ~ Kenmore stainless steel dish washer ~ Kenmore stainless steel refrigerator ~ Walk-in pantry~ Game room off living room kitchen ~ Office/sewing area off master bedroom ~ Covered Porches front and rear of house ~ Oversized Detached 2 car garage ~ Pecan cabinets throughout house ~ Pecan entertainment center ~ Vaulted ceilings in living room and master bedroom ~ Living room and dining room walls lined with knotty Alder wood ~ Central vacuum throughout the Home ~ Metal Building and Storage Area ~ 2 Master Suites
Courtesy of: Guillory Real Estate Group
68+/- Acres with Home, Guest House, Barn with stunning Hill Country Views! This private and peaceful property is surrounded by beautiful ranches. Located in the very popular Cypress Mill area. A beautiful remodeled home open kitchen & 3 beds/2 baths. Additional features include a separate detatched studio(guest casita) w/bath, a large utility building, pole barn, irrigated garden w/raised beds Approx 1400 ft of road frontage on paved Shovel Mountain Rd. Property is ag exempt. Very little cedar, abundance of large, healthy live oaks throughout. Wildlife is abundant. Additional acreage also available. Located 10 minutes from Spicewood, 20 minutes from Marble Falls, 30 minutes from Bee Cave and the Hill Country Galleria, and 45 minutes from downtown Austin.
Courtesy of: Topper Real Estate
Recent Sales
!Sold! Cedar Creek Ranch
+-246 acres | $3,499,500
000 Ranch to Market Road 3054
Log Cabin, TX 75148
2 miles NE of Log Cabin, TX and 10.4 miles east of Athens, TX
One of the last major tracts (+-246-acres) not yet developed on Cedar Creek Lake. This ranch Includes over 1700 feet of highly desired lake frontage and 1700 feet of frontage on Ranch to Market Road 3054. Only 70 miles to downtown Dallas and 102 miles to downtown Ft Worth. The ranch is heavily wooded with numerous varieties of trees and is just waiting for the right developer, investor or rancher to come along. The property has been in the same family since 1963 and is currently used for wildlife management and raising cattle. It is a fantastic property that has the potential to be developed immediately, purchased as a long-term investment or utilized as a gentlemen’s ranch. Read more ...
12027 E FM 1431
Marble Falls, TX
5.5 acres -- 4 bedroom, 3 bath house
Detached Garage w/upstairs apt
3284 sqft living area as per Burnet CAD
Swimming Pool, Stone Patio, Deck, Pond
000 Sycamore Falls Way
Marble Falls, TX
+- 25 acres - Located in the Sycamore Falls Estates Subdivision
Each Office Independently Operated
Robert Pahmiyer
Phone: (281) 224-2094