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David Culver
David Culver
Culver/LANDTX, Inc.

Blue Lakes River Ranch

4269 FM 1929 E, Paint Rock, Texas 76866 - Concho County
$1,708,875 651 Acres
3 Bedroom 3 Bathrooms 2700 Sq.Ft.
Property ID 2052240


LOCATION: This quality offering is located on FM 1929, about 5 miles NE of Paint Rock, fronting on the north side of the Concho River for about 2,700 feet. Paint Rock has basic services and a convenience store. Ballinger and Eden (services, groceries, supplies) are each about 20 miles distant, and San Angelo, an area hub with hospital, airport, box stores, etc., is about 30 miles west. This is two to three hours from Austin, San Antonio and D/FW, and the area is decidedly rural, with ranching and hunting being the economic drivers, and bright stars shining clearly at night. For more info on Concho County, please visit the official website.

Property Address: 4269 FM 1929 E, Paint Rock, TX 76866.

ECOREGION: BLRR is located in the ecoregion of the Limestone Plains. The Limestone Plains ecoregion is composed of thin strata of Permian-age limestone, sandy limestones, and mudstone. The Limestone Plains are covered by mixed grass prairie of little bluestem, yellow Indiangrass, and buffalograss, with scattered honey mesquite. However, upland soils are often thin, rocky, and droughty in the vicinity of limestone outcrops. Drier (or eroded) areas support desert shrubs such as lotebush, agarita, tree cholla, and ephedra. At the southern end of the Limestone Plains, scattered plateau live oak grow with the mesquite shrub. As in some other limestone-based ecoregions in Texas, land use is dominated by grazing rather than cultivated agriculture. A minor amount of wheat or sorghum may be grown in deeper alluvial soils. For more information, visit the Texas Parks & Wildlife Department's (TPWD)official website.

WATER: The ranch has prime time frontage of about 2,700 feet on the always-running (per owner past 7 years) Concho River, which is up to 50 yards wide in this area, and an average of 4 to 6 feet deep depending upon season. This water is semi-clear, and great for fishing, swimming, boating and other water-based activities. Catfish up to 35 lbs. have been caught by owners, and bass, perch and bait fish are abundant as well.

The river is mostly dirt bank, but is easily accessible at multiple locations, and the present owners have put in a fishing boat on numerous occasions.

Another major water feature of BLRR is a system of 5 good stock tanks, and several other smaller ones, the largest of which covers about 4 acres when full. These impoundments are attractive to wildlife and waterfowl, and several are stocked with catfish, bass and perch.

A water system driven by a shallow well with submersible pump serves the entire ranch, and there are reservoirs strategically positioned to insure fresh water for livestock and wildlife in all areas. It is noted that there are several high volume wells west of the ranch in the Fuzzy Creek drainage, which passes through the subject. Both Fuzzy Creek and Pistol Creek flow water in wet times on the property.

Additionally, the property includes a paid-up meter from the Millersview-Doole Water Supply Company, which has never been activated, but is on the ready to do so at any time one might choose. For further information on area groundwater, contact the Lipan-Kickapoo Water Conservation District.

LAND: The property rolls down about 170 from north to south, with one major drainage defining the north side of the highway, and the confluence of two drainages defining the southern portion. This is mesquite and brush country, with scattered vegetation being woody shrubs and small hackberry and oak trees. Several vista points provide spectacular overlooks of the Concho Valley below.

Beautiful, enormous pecan trees line sections of the river, and a pecan bottom park is manicured and inviting. The lower section of Fuzzy Creek is also heavily wooded, with some large oak/elm/hackberry providing turkey roosts. An old pecan orchard still has about 30 active trees, and there are dozens more along the river.

Over 50% of the soils are loam or clay loam, and the ranch features good stands of native and introduced grasses, including coastal Bermuda, kleingrass, Wilmans lovegrass and curly mesquite. These grasses and shrubs support and provide cover for a variety of wildlife, including whitetail deer, turkey, dove, quail and varmints. The general livestock stocking rate for this type of country is one animal unit/10-15 acres.

IMPROVEMENTS: The ranch features an extensively-remodeled, stone ranch house of about 2,700 sf, with 3BR/3BA. Think combo of the sixties and Hill Country chic, its really kinda cool! The rambling home is the center of a compound that includes a classic ranch tank swimming pool, outbuildings, patios, pens, parking area, carport and hunting cabin. A large, 40x60 barn adjoins the home, and has concrete floor and work/storage areas, and a paved driveway connects the house to the highway.

Extensive personal property can be included with the sale, see attached list, at extra cost above the ranch sales price, to make this pretty much a turn-key possibility!

SUMMARY: This is a potential showplace just waiting for someone to come along and take it to the next level. The basics are in place, the dressing awaits. The improvements are functional and useful, with value. The variety of land from river bottom to hilltops is excellent, and the combo of ag/recreation is powerful on this unit. Rare is the chance to own improved Concho River land in this area with minerals, at this price. We welcome your inquiries, and appreciate your consideration.

FINANCIAL/TITLE: Listing price is $2,625/acre = $1,708,875. Sellers will provide current survey and basic title insurance. Some mineral rights are owned, and a negotiable amount will be conveyed with the sale. There are no known easements other than visible utility, and an old oil field has been cleaned up and shut down in the NE corner. The property lies in the Paint Rock ISD, and 2014 ag-exempt property taxes are $3,859. A CRP riparian preserve easement pays about $1,156/year and has about 13 years remaining. Existing income from grazing and hunting is about $17,000/year, with the leases cancellable upon sale or shortly thereafter.

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 quality offering is located on FM 1929, about 5 miles NE of Paint Rock, fronting on the north side of the Concho River for about 2,700 feet. Property Address: 4269 FM 1929 E, Paint Rock, TX 76866.

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David Culver

Culver/LANDTX, Inc.

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

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    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.