LOCATION:
From Main Street, go 8 miles north on Ranch Road 965 (1 mile north of Boot Ranch), and the property is on your left. RR 965 is the road that leads from Fredericksburg to Enchanted Rock and is a beautiful drive. This ranch's close proximity to Main Street allows for easy access to all that Fredericksburg has to offer while maintaining the privacy of living on a ranch. Fredericksburg has great restaurants, wineries, museums, shopping, golf, rivers, lakes, medical care and more. 2 Springs Ranch is one hour from San Antonio International Airport and 1.5 hours from Austin International. Fredericksburg also boasts a
great, local airport with good hangar space available.

LIVE WATER:
Spring-fed stock tanks.

WELL & TANKS:
1 Hp 10 GPM pump set at 173-feet deep

IMPROVEMENTS:
The main house is a 2-story, 3274 +/- sq. ft. German-inspired limestone house, built to stand the test of time. Currently used as a short-term rental but would make an amazing primary residence or vacation home. The main house has an elegant, inviting feel. It boasts a limestone rock exterior with a standing seam metal roof, 3 large decks made of Ipe wood, which is extremely durable and beautiful. As you enter the home, you are greeted by the open-concept formal dining room. The main living area has a lovely limestone, double-sided fireplace (shared with the master bedroom) and amazing views out of the wall of windows to the south. The master bedroom is grand and has His and Hers separate bathrooms. The limestone fireplace also passes through to the master, and the room has access to the massive Ipe deck on the 1st floor with long-range views to the south. On the second floor are 3 wonderful rooms that all have French doors that lead to private access to the upper deck and a spacious split full bath. The home is an entertainer's dream with great indoor and outdoor entertaining spaces. There is also an attached, spacious 2-car garage. The HVAC system is new, and the plumbing has been completely
replaced with PEX, tankless water heaters and a new softener system. The guesthouse is a quaint, 680+/- sq. ft. house that has been completely redone. It has 2 bedrooms and one full bath. The living area is tied to the kitchen space and has a nice, cozy feel that will be great for hosting guests. The kitchen is outfitted with new, stainless steel appliances and quartz countertops. There is also a large, covered front porch, perfect for soaking up the views.

TERRAIN:
The land is well positioned and has perfect, clean lines with a square shape and 1380+/- ft of paved frontage on RR 965. There is an abundance of mature hardwood trees throughout the property. The property has a good buffer line of trees that has been left around a portion of the property to provide excellent privacy. The land is typical of the Texas Hill Country and has areas of good soils and an abundance of native grasses in the open areas. The terrain is very usable and makes a beautiful setting. All the properties surrounding this one
are of similar acreage and well kept.

TOPOGRAPHY:
The general topography is rolling Texas Hill Country with mainly gentle slopes heading from the high side on the northeast to the lower on the southwest. The terrain drops off dramatically to the southwest from about 3/4 of the way through the property, making for some amazing views. The entire perimeter of the property can be traversed. The main house sits toward the center of the property on a beautiful vantage point, with land descending to the west and south. There are two little valleys that lead to the spring-fed stock tanks where you feel completely secluded from other areas of the property. It's difficult to find properties of this size with this perfect of shape and diversity of terrain.

WILDLIFE:
Because this property boasts nicely wooded acreage with consistent water sources, there is an abundance of native wildlife that enjoy traversing the property, which makes for wonderful morning and evening entertainment. Species include White-tailed deer, Rio Grande turkey, jackrabbits, ground squirrels, and plenty of songbirds.

MINERALS:
Unknown.
TAXES:
Currently ag exempt.

EXEMPTIONS:
Currently ag exempt.