#1 in Rural Real Estate Online
David Culver
David Culver
Culver/LANDTX, Inc.

Pedernales Grotto Ranch

1803 Gipson Rd, Johnson City, Texas 78636 - Blanco County
$1,645,000 94 Acres
Property ID 3109226


LOCATION: This fine recreational parcel is located near the end of little-used Gipson Road, a well maintained private easement road, about one mile off of paved Towhead Valley Road. Johnson City is 5 miles east (restaurants, shops, services, schools, supplies), Fredericksburg (fine restaurants, shops, jet airport) is 25 miles west, and the famed Texas Wine Country is in between the two all along US 290. The area is composed of 100 acre parcels and up for the most part, with cattle, sheep, goats, wineries and hunting driving the local economy.

Austin is 50 miles east, while San Antonio, the nations 7th largest city, is 60 miles south, both with major medical, universities, airports and numerous large corporations. The location is central to all things Texas Hill Country, one of the nations most prized and sought-after addresses, and well known as home of prime investment land. For more information on Blanco County and Johnson City, please visit their official websites.

Address: 1803 Gipson Road, Johnson City, TX 78636.

ECOREGION: PGR is located in the ecoregion of the Edwards Plateau Woodland. It contains the central part of the Edwards Plateau and receives sufficient rainfall to support woodland. The Edwards Plateau region comprises an area of central Texas commonly known as the Texas Hill Country. It is a land of many springs, stony hills, and steep canyons. The region is home to a whole host of rare plants and animals found nowhere else on earth. Average annual rainfall ranges from 15 to 34 inches. Rainfall is highest in May or June and September. Soils of the Edwards Plateau are usually shallow with a variety of surface textures. They are underlain by limestone. Elevations range from slightly less than 100 feet to over 3,000 feet above sea level. Several river systems dissect the surface, creating a rough and well-drained landscape. The limestone of the Edward's Plateau is honeycombed with thousands of caves. Beneath the eastern edge of the Plateau lies a hidden world of underground lakes known as the Edwards Aquifer. This precious water resource also is home to a number of curious creatures, such as the blind salamander. Today, the Edwards Plateau is characterized by grasslands, juniper/oak woodlands, and plateau live oak or mesquite savannah. Open grasslands and savannahs were more common in pre-settlement times than they are today. The grasslands of Ecoregion 30a are considered a southern extension of the mixed grass prairie, expressed as tallgrass or shortgrass dependent upon soil type, moisture availability, and grazing pressure. Grasses include little bluestem, Texas wintergrass, yellow Indiangrass, white tridens, Texas cupgrass, sideoats grama, seep muhly, and common curlymesquite. Ranching is the primary agricultural industry in the region. For more information, visit the Texas Parks & Wildlife Department's(TPWD)official website.

WATER: The site lies along the south bank of the stunning, spring-fed Pedernales River, for about 2,100 feet, with about half of that frontage hikable and accessible, the other half being chiseled limestone bluffs with jaw-dropping vistas and homesites from the crests. There is much deep water in this area, somewhat unusual for this drainage, and large fish are often observed in the deeper holes, which are swimmable and floatable.

A second notable water feature is an enchanting, spring-fed creek that appears to flow all the way through the ranch much of the time, as minnows and fish are visible throughout. This creek is a classic babbling brook, with a couple of deep holes that may be floatable tied together by an endless series of waterfalls, which culminates in one of the more scenic grotto waterfalls known in the area hence the ranch name.

A water well is located in the area of the improvements, and was tested at a whopping 100 GPM, with static level of only 11 feet! Texas Water Development Board (TWDB) maps show good groundwater in the area. For further information on area groundwater, please visit the Blanco-Pedernales Groundwater Conservation Districts official website. The annual rainfall at this location is 33.99 inches.

LAND: The site rolls gently from the south to north, culminating in the sizzling river frontage, following the noisy, winding creek all the way. Soils vary from loamy to rocky, with large sycamores, liveoaks and pecans found along the creek waterway. Cedar, elm and other hardwoods are present, with persimmon and agarita being the primary woody shrubs.

Some of the river frontage is dominated by large limestone bluffs, home to spectacular river view homesites of undeveloped land on the other side. Only one home is partially visible downstream from this site, which also contains evidence of Native American occupation.

Level areas on the south end of the parcel are suitable for low-intensity cultivation or horses, but much of the norther portion consists of limestone outcrops. Overall, the look and feel is classic Texas Hill Country with all the trimmings.

IMPROVEMENTS: The parcel is fenced and has two pipe and electric gate entrances, with an all-weather caliche road to the river. A metal storage building has a small apartment attached, and is served by a well and septic. A fishing cabin near the river has no value.

SUMMARY: If you seek lots of power in a package less than 100 acres, make this a must-see. PGR features permanent, deep river water complemented by a strong, noisy creek, placing the offering among the more unique small recreational parcels known in the area, with the exquisite seclusion being the icing on the cake. We welcome your inquiries, and appreciate your kind consideration.

FINANCIAL/TITLE: Listing price is $17,500/acre = $1,645,000. Mineral conveyance is negotiable. A road easement serves one neighbor to the west, and there is a visible electric service line entering and passing through the site. The site is served by Pedernales Electric Coop, is located in the Johnson City ISD, and 2015 ag-exempt taxes were $1,004.83.

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

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


This fine recreational parcel is located near the end of little-used Gipson Road, a well maintained private easement road, about one mile off of paved Towhead Valley Road. Johnson City is 5 miles east, Fredericksburg is 25 miles west, and the famed Texas Wine Country is in between the two all along US 290. Property Address: 1803 Gipson Road, Johnson City, TX 78636.


Barn Information
Storage Building w/ Apartment

Lot Description
River Front

Tax Data (Show Tax Data)

Contact Agent

Fill out this form to contact Agent about this property

David Culver

Culver/LANDTX, Inc.

PO Box 860
954 San Antonio St.
Mason, TX 76856

Other Land for Sale from

    NOTE: The information contained herein is provided as general information only and has been obtained from sources deemed reliable. It is provided without any guaranty, warranty or representation, expressed or implied, made by Lands of America, or any related entity, as to the accuracy or completeness of the information. The information is presented subject to errors, omissions, change of price or conditions, prior sale or withdrawal without notice. Prospective purchasers should make their own investigations, projections and conclusions concerning the information.