Ranch Ownership Resources and Information

You’ll find our blog to be a wealth of information, covering everything from local market statistics and ranch values to regional events and happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you!

Aug. 21, 2018

What is the Texas Hill Country?

 

Finally, after 12 years and three attempts, my climbing partner Reg and I were standing on the summit of Kit Carson Peak in southern Colorado.

 

It was a glorious day. Clear. No wind. One more Colorado 14er marked off the list.

 

All that was left was to glissade down the softening snow field we had climbed in the early morning hours, pack up, and head back to the trail head.

 

But first, since it was the first time in 2 days we had any cell phone reception; I decided to share the victorious moment with my lovely bride.  (FYI, there is great cell phone coverage when you are standing at 14,000+ feet in Colorado).

 

Me: “Traci, we made the summit!”

 

Traci; in a tone that was at once unimpressed, irritated, and smirkingly vengeful: “Great. By the way, there’s water coming out of our foundation in the laundry room. Also, you have a new puppy.”

 

Now my home outside of Boerne is a long way from the airport in Amarillo, and Amarillo is a long way from the trailhead in Crestone. And from the summit of Kit Carson peak, we were a good 6 hours from the trailhead factoring in breaking high camp.

 

The point is, plumbing events create other events...and problems. These are events and problems that puppies can’t solve.

 

Which brings me to the topic of the geological history and personality of the Texas hill country.

 

But first let’s talk about plumbing problems and related events a bit more.

 

Many hill country homes, like ours, are built on concrete foundations. Water lines criss cross their way through the concrete to service kitchens, bathrooms, laundry rooms and bars...lots of water pipes snaking under foot towards their destination. Sometimes, though, the route gets disrupted. This can cause puppy-proof problems of the variety I experienced as I descended Kit Carson Peak and headed home.

 

Now, back to the Texas country.  Imagine for a moment a very large foundation with lots of water pipes snaking through it from the northwest to the southeast. Smooth, level, fairly featureless. Somewhat stable north and west of a curving line running more or less diagonally across it. Not so stable south and east of said curving line.

 

By very large, I mean that it covers a general area of the Texas coast northwest towards the Pecos River. That’s a big foundation, big enough that part of the stable portion of the slab will become what we now know as the Texas hill country.

 

The Balcones Fault Line | Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

 

Now imagine adding some geological dynamics to this foundation which place a large amount of stress on the less stable portion. Add to this imagined foundation the aforementioned curving line that roughly describes the path now occupied by Interstate 35 as it extends from Del Rio to Dallas. Finally, imagine there is enough stress placed on the less stable portion that it fractures along this curve and bends down, like a hinge, towards what is now the Gulf of Mexico.

 

Fortunately, our foundation leak back home wasn’t caused by such a break or we would have really had a problem. But suppose it did, in which case some pipes would break and others would pinch thus causing outflows along the break and random leaks in other areas of the stable foundation.

 

However, in the case of the hinge-like break that created the Balcones Fault, the happy consequences for those of us who are blessed to call the Texas hill country home are akin to getting a new puppy...on a recurring basis.

 

One such happy consequence occured in the formation of the San Antonio, Comal, and San Marcos rivers along with numerous destination springs along the break such as Barton Springs and Salado Springs. Additionally, further northwest on the foundation, artesian springs popped up as their flow was impinged by the break along the Balcones Fault line.

 

Over time, the rivers along the fault line began eroding their way back into the stable Karst limestone foundation while the springs further west and northwest that emerged from the impinged southeast flow, bubbled to the surface, and etched their way through the softer limestone as they worked their way towards the break point along the Balcones Escarpment...springs that contributed to the formation of rivers such as the Frio, Nueces, and Guadalupe.

 

Texas Hill Country River Tubing | Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

 

Which brings us to another happy consequence: the formation of the namesake hills of the region.

 

In fact, it’s sort of helpful to think of the Texas hill country as a landscape that has been carved out in bais relief; courtesy of the disrupted aquifer flow caused by the Balcones Fault, with Karst Limestone acting as the medium and water as the tool in the hand of the sculptor.

 

Texas Hill Country Topography | Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

 

There are other happy consequence and related unhappy consequences related to the big break.

 

One such happy consequence is that the relative higher elevation of the Balcones Escarpment acts to help destabilize moisture laden air masses traveling northwest from the Gulf of Mexico, helping to create rain events. These rain events recharge the Karst Limestone and the aquifers (such as the Edwards Aquifer) that the limestone creates, and; in normal weather patterns, recharged aquifers keep the rivers and springs, of the hill country flowing.

 

Rain Events in the Texas Hill Country | Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

 

Unhappily, these rain events can cause flash floods to occur. These can present hazards to travelers encountering low water crossings or who find themselves in a low lying area during a sudden, intense rain event.

 

Also, flash floods can bring a curse along with their blessings to land owners whose property is bisected by flash flood prone rivers, creeks and ravines.

 

A Texas Hill Country Flash Flood | Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

 

The curse takes the form water gaps along fence lines that cross these channels and the ongoing need to repair and replace them following flash flood events. Of course, another unhappy side effect of this particular headache comes in the form of rounding up livestock from neighboring properties who have wandered through the open gaps in search of the proverbial greener grass.

 

Speaking of greener grass, the wandering livestock might be disappointed if they travel up the surrounding hills. What little topsoil we have in the hill country tends to migrate down to the ravines, creek beds and river valleys. Hardscrabble up top, fertile down low. Just one example of the extremes of the Texas hill country.

 

The extremes of the Texas hill country. That topic could fill a whole book.

 

I finally made it off the mountain, broke camp, hiked to the trailhead, found some good San Luis Valley Mexican food, drove to Amarillo, and grabbed a plane back home.

 

There I discovered find my foundation issue wasn’t as geologically interesting as the events that led to the formation of the Texas hill country; but in terms of catastrophic events, the puppy was a whole different story…

 

By the way. If you want to learn more about the geology and history of the Texas hill country and surrounding areas, please consider the resources below. Good information and great reading:

 

Hardscrabble: Observations on a Patch of Land

 

Empire of the Summer Moon: Quanah Parker and the Rise and Fall of the Comanches, the Most Powerful Indian Tribe in American History

 

The Untold Story of the Lower Colorado River Authority

Aug. 14, 2018

Cattle Grazing and Land Management

Consumer perceptions could be changing as a shift in reporting about beef favors cattle grazing as an important part of land management. There are some interesting facts in this article about how tides may be shifting in the consumers eyes. Learn more about this shift here.

Cattle Grazing and Land Management | Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches For Sale

Aug. 7, 2018

3 Grazing Ratios to Become Profitable in the Beef Industry

Focus and obsess on these 3 grazing ratios in the beef industry to become profitable. Profitability in the cattle business is possible. Here are three ratios that will add cash to your bottom line. Learn more about these grazing ratios here.

Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

Aug. 3, 2018

Drought Assistance for Texas Ranchers 2018 Through NRCS

NRCS in Texas is making funding available through the agency's Environmental Quality Incentives Program (EQUIP) for qualified agricultural producers to assist in conservation practices that help to sustain the lands natural resources during drought or assist during recovery. Learn more about the program here. 

Texas Drought 2018 | Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

July 10, 2018

Buyer's Representation in Texas real estate transactions | Don't hire the lawyer who is suing you!

 

Question: Can you, as a buyer, possibly make a better deal by dealing directly with the agent whose name is on the “For Sale” sign?

 

Answer: Probably not...and the law (quoted below) puts you at a disadvantage.

 

AS A SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transaction without an agreement to represent the buyer. A subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first.

 

For clarity’s sake, understand that 1) the license holder is me, 2) the buyer is you, and 3) the owner is the individual who is selling a property.

 

Many buyers make the mistake of assuming that working directly with the license holder who is selling an owner’s property (the listing agent) positions the buyer to get a better deal. Makes sense, right? Unfortunately, the laws of governing agency in Texas do not ensure that this will be the case.

 

This is why it is important for you to understand Buyer’s Representation Agreements and how these agreements empower me to get you the best possible deal on your property. Here’s why:

 

1) Compensation between an owner and the listing agent (license holder) is addressed in the Listing Agreement contract. The Listing Agreement contract is independent and separate from the purchase contract. Here’s the catch: a buyer is not a party to  the Listing Agreement contract. However, Listing Agreement contracts do provide an avenue through which the listing agent can share the commission with a buyer’s representative.

 

2) When you call any agent to request a showing, that license holder is automatically a subagent to the selling agent. As indicated in the law quoted above, a subagent works for the selling agent and for the owner of the property, just as the listing agent works for the owner of the property.

 

Buyer's Agency in Texas Real Estate | Texas Premier Ranch Realty | Texas hill country and south Texas ranches for sale

 

Texas real estate law automatically assigns me to the role of subagent unless I have a written Buyer’s Representation Agreement with you. Here is the language again, with emphasis on the provision for a Buyer’s Representation Agreement.

 

AS A SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transaction without an agreement to represent the buyer. A subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first.

 

It’s completely understandable that you may be reluctant to enter into a Buyer’s Representation Agreement with me sight unseen or after only a few conversations, but there is a solution to that!

 

When you ask me to dig into research or to meet you for a showing, I will ask you to sign a short term (in many cases as short as a one-day) Buyer’s Representation Agreement. This binds me to prioritize your interests (not the owner’s), activates my fidelity and duty to you; and renders all of our discussions confidential.

 

At the end of the short term Buyer’s Representation Agreement phase, after I have demonstrated my value as a market savvy resource, research assistant, negotiation expert, and transaction facilitator, we can weigh the advantages of entering into a long term Buyer’s Representation Agreement.  

 

This will allow you to effectively obligate me to you and engage my experience and skills to get you the best property at the best price. It’s what I do, and I love what I do!

 

To understand more about brokerage services in Texas, please visit this link to view a sample Information About Brokerage Services (IABS) disclosure

 

Click this link to view a sample Buyer’s Representation Agreement

Posted in Ranch Buying Tips
July 3, 2018

Search for Texas hill country and south Texas ranches on the Texas Premier Ranch Realty website

A Texas hill country evening: Texas Premier Ranch Realty | Texas hill country and south Texas ranches for sale

 

While using technology can help you get a 10,000 foot view of the Texas hill country and south Texas ranch market. It is no substitute for engaging the assets we will bring to your ranch buying efforts.  

 

That is why we will continue to reach out to you to better understand your needs, goals, personal style, and non-negotiables.

 

That said, we are very proud to provide you with a continually updated, user friendly market research tool: the www.texaspremierranchrealty.com website.

 

If you have already created an account on our webiste, you need to know that the first search you performed has been saved for you and you will now begin to receive ranch listings that match your search criteria as new properties come to market; but that’s not all...

 

Did you know that you can log into your account on the website and change the search criteria that feeds directly from our MLS associations?

 

Did you know that you I can build customized searches from Lands of Texas and Landwatch and have them delivered to you at a time interval of your choosing?

 

Did you know you can mark properties as “Favorites” that will be saved in your account to review later?

 

Did you know that you can share properties from the website to family members and friends by an easy to use “share” button?

 

handy screencast below to help you understand how to use the site. It’s just 4 minutes long and is very informative.

 

 

This link will take you to a handy screencast that will help you understand how to use our site. It's only four minutes long and very informative: https://youtu.be/32FQmkggMfg

 

Our website is great, but it’s only a tool. There’s no substitute for engaging our expertise, resources, network, and experience to help you find your ideal ranch.

 

Here at Texas Premier Ranch Realty, welook forward to taking this journey with you through the dreaming phase and into the doing phase.

Posted in Ranch Buying Tips
June 26, 2018

Texas Premier Ranch Realty | Texas Hill Country and South Texas Ranches for Sale

Introducing Texas Premier Ranch Realty

Thank you for choosing Texas Premier Ranch Realty, your Texas hill country and South Texas ranch brokerage resource.

 

The brokers and agents of our client-centered, customer service oriented firm deliver a high level of service to our clients...service guided by the following core principles and practices:

 

We Listen to understand your needs, goals, personal styles, and non-negotiables in regard to your ideal property.

 

We engage our network, relationships, and resources to identify properties that are best matched to your ideals.

 

We honor your time by previewing and vetting identified properties to ensure that your time is not wasted on properties with hidden issues or surprises.

 

We dedicate our time to showing you each prequalified property.

 

We present offers and engage our negotiation skills to get you the best price and terms possible.

 

We follow through by remaining your resource for scheduling inspections, appraisals, surveys, etc., and delivering concierge level service through closing and beyond

 

We remain your resource to answer questions and provide information as you enjoy the benefits of owning your own piece of Texas.

 

While we have designed our website: www.texaspremierranchrealty.com to be a user friendly and up to date ranch shopping resource, it is no substitute for our expertise and knowledge. We value our relationship with you. We will reach out to you to understand your needs.

 

We will keep you updated and stay in touch throughout the “dreaming” phase and into the “doing” phase.

 

You can learn more about our team here.

 

We look forward to getting to know you. You’ll like what you find here.