Aerial view of rolling Texas Hill Country pastureland with a creek bisecting the frame at golden hour
Close-up of weathered hands unlatching a metal ranch gate with rust patina
Distant farmstead homestead with smoke rising from the chimney surrounded by open pasture
Black Angus cattle trailing toward a stock tank at dusk across dry Texas grassland
Surveyor stake with orange flagging tape in tall native grass on a rural property boundary
Gravel county road disappearing into a canopy of live oak trees on ranch property
Wide open Texas Hill Country landscape at golden hour with cedar and mesquite

Every property has a story.
Let’s find yours.

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Case Studies

Transactions that required knowing the land.

Disposition·Llano County, Texas Hill Country

Selling the Home Place Right

The Whitfields had worked 640 acres of cedar-covered hill country for three generations. When Jim and Martha decided it was time to step back, they needed more than a listing agent — they needed someone who understood what the land actually was: a combination of rocky upland, two seasonal creeks, a productive pecan bottom, and a main house that had been in the family since 1962. Pricing it meant knowing the difference between recreational value and agricultural value, and understanding which buyer pool would pay for both.

We marketed the property to a curated list of conservation buyers and Texas family offices simultaneously. The result was a competitive offer structure that closed at $2.1M — 14% above the initial appraisal — with a leaseback clause that let Jim and Martha stay through the fall hunting season. No surprises. No contingencies that fell through. Just a clean close that honored what they built.

$2.1M closed · 14% above appraisal · 38-day contract to close

Aerial view of 640-acre Texas Hill Country ranch with cedar, creek bottoms, and rolling pasture at golden hour

Selling the Home Place Right

Conservation·Kerr County, Texas

A Conservation Easement That Saved a Family

The Garcias inherited 480 acres from a father who never got around to estate planning. The land had been in the family since the 1940s, but the estate tax exposure threatened to force a sale none of the siblings wanted. A conservation easement was the right tool — but only if structured correctly. The property had to qualify: native habitat, riparian corridor along the South Fork of the Guadalupe, minimal existing improvements, and a willing landowner.

We coordinated the land trust evaluation, brought in a qualified appraiser who understood conservation values, and helped the family navigate the IRS documentation requirements. The easement generated a charitable deduction that effectively eliminated the estate tax burden. The land stays in the family. The river corridor stays intact. That outcome required knowing land law, tax code, and ecology — not just comparable sales.

Estate tax burden eliminated · 480 acres permanently protected · Riparian corridor preserved

Guadalupe River riparian corridor winding through cedar and live oak on a Texas ranch at dawn

A Conservation Easement That Saved a Family

Acquisition·Blanco County, Texas

Twenty Acres and a Usable Well

The Nguyens had been looking at rural property for eight months before they called. They knew what they wanted — a small acreage with a house, some room for horses, and enough water to make it work. What they didn't know was how to evaluate what they were looking at. Every listing said "water well on property." None of them said whether the well was 40 gallons per minute or 2. Whether the casing was steel or PVC. Whether the pump had been tested in the last decade.

We walked three fence lines with them before making an offer on anything. On the fourth property — 22 acres in Blanco County with a 1970s farmhouse and a limestone spring — we called for a pump test before the contract was signed. The well came in at 18 GPM from 220 feet. Solid. We negotiated $15,000 off the ask to account for the house's dated electrical panel. They closed at $387,000 knowing exactly what they owned. That's the job.

$387,000 closed · 18 GPM confirmed well · $15K price reduction negotiated

Small Texas farmhouse on 22 acres with limestone spring and cedar trees in Blanco County

Twenty Acres and a Usable Well

Bottomland · Upland · Riparian CorridorSoil Survey · Carrying CapacityAgricultural Exemption · Conservation EasementWater Rights · Stock Tanks · Creek AccessSurvey Monuments · Fence LinesCattle Operations · Recreational TractsBottomland · Upland · Riparian CorridorSoil Survey · Carrying CapacityAgricultural Exemption · Conservation EasementWater Rights · Stock Tanks · Creek AccessSurvey Monuments · Fence LinesCattle Operations · Recreational Tracts
Land Expertise

We read a soil survey before reading a contract.

Farm and ranch real estate is a different discipline. The due diligence happens in the field, not at the title company.

14+

Years in farm & ranch

Texas Hill Country specialist

$84M

Total transaction volume

Closed since 2011

230+

Rural transactions closed

From 5 acres to 3,200

100%

Soil survey literacy

Read the land before the contract

Water Rights & Well Analysis

Pump test protocols, water rights documentation, stock tank capacity, creek access and riparian boundaries. We read the hydrological report before the inspection period.

Agricultural Valuation

The difference between appraised value and market value on working land is wide. We know how grazing leases, agricultural exemptions, and carrying capacity affect what a buyer will actually pay.

Conservation & Easements

Land trust coordination, IRS documentation, qualified appraisals, and estate tax strategy. Conservation tools are complex — and they only work when structured correctly.

Boundary & Survey Review

Fence lines don't always match survey monuments. We walk the boundaries before we price the land. Encroachments, prescriptive easements, and access issues surface in the field, not at closing.

Land Valuation

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Active Listings

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Rolling Texas Hill Country ranch with live water creek and cedar trees at golden hour
320 Acres·Llano County

Hill Country Ranch

Live water · Deer & turkey · Main house

$2,880,000

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Small Texas ranch with barn, cross-fencing, and native pasture under clear blue sky
88 Acres·Blanco County

Mixed-Use Tract

Productive well · Barn · Ag exempt

$748,000

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Large working cattle ranch with river frontage and extensive cross-fencing in West Texas
1,240 Acres·Kimble County

Working Cattle Ranch

South Llano River frontage · Working pens · 3 houses

$8,680,000

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