271 Starview Rd - Fredericksburg 78624, Gillespie County

For Sale
Residential, Farm & Ranch
Single Family Residence

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Building Information

5,692 Sq. Ft.
5-20 Yrs
Formals, Fireplace, Central Heat & Air, Garage/Carport

Land Information

102.18 Acres
Well, Septic
Paved Road, County Road
Barns, Additional House
Heavily Wooded, Rolling
Agricultural Lease

Tax Information

50044 + 7 more
$5,117.00 (This property qualifies for an ag exemption.)
#1 PIDN 50044, Geo ID A1231-0254-000000-00: ABS A1231 H LANG JR #254, 88.93 ACRES #2 PIDN 50045, Geo ID A1232-0910-000000-00: ABS A1232 H LANG JR #910, 12.75 ACRES #3 PIDN 53038, Geo ID A1232-0000-000000-00: ABS A1232 H LANG JR #910, 0.25 ACRES, -HOMESITE-, Undivided Interest 50.0000000000% #4 PIDN 81319, Geo ID A1232-0910-000000-00: ABS A1232 H LANG JR #910, 0.25 ACRES, -HOMESITE-, Undivided Interest 50.0000000000% #5 PIDN 89184, Geo ID A1231-0254-000000-00: ABS A1231 H LANG JR #254, -IMPR ONLY-LOCATED ON CARL A & GAYLEN I TIPS PROP- #6 PIDN 100828, Geo ID A1232-0910-000000-00 : ABS A1232 H LANG JR #910, -HOMESITE ONLY-LOCATED ON JACK D & LYNDA F BONEWALD & CARL A & GAYLEN I TIPS PROP- #7 PIDN100829, Geo ID A1232-0910-000000-00: ABS A1232 H LANG JR #910, -HOMESITE ONLY-LOCATED ON JACK & LYNDA F BONEWALD & CARL A & GAYLEN I TIPS PROP- #8 PIDN 8521145, Geo ID A1232-0000-000000-00: ABS A1232 H LANG JR #910, 0.25 ACRES

Additional Information

Cash, Conventional, FHA, VA

Ranch Website: http://www.swpre.com/?p=12477
REDUCED $400K. Fredericksburg 100 acre ranch. 2 move-in ready luxury custom homes. Cedar, oak, limestone construction. Dog trot screened breezeway. Granite, marble, stainless, fireplaces, porches. Gillespie County trophy property. Outstanding design maximizing elegant yet casual Hill Country living. Other improvements can be converted to add: 2,040 SF and 1,575 SF homes, 350 SF casita. No hunting in 15 years. 4 MI to 290, .7 MI off public road, behind 3 security gates, provides unmatched privacy and security. $1,899,000 US. 3% Buyer Broker Commission.


MANAGING PARTNER The Cohen Collection™
PARTNER Southwest Partners & Global Partners International Realty
M +1 970.948.9600 O +1 979.421.9996 princessoftexas@me.com

3% BUYER BROKER COMMISSION. Buyer Broker/Realtor does NOT have to accompany their buyer to ANY showings. Property visits must be accompanied.


(1) Address: 271 Starview Rd, Fredericksburg, Gillespie County, TX 78624

(2) Google Map: http://goo.gl/1o5CId

(3) Coordinates: 30.3073765, -99.9845496

(4) Description

Fredericksburg’s Two Sisters Ranch is move-in ready, architecturally designed for Hill Country entertaining and private family living. It is a MUST SEE for the sophisticated buyer searching for a signature Hill Country Home in a very private and secure setting. Completely renovated and updated, it is a true “move in” ready luxury estate meeting the most demanding living and entertaining requirements with unmatched security and privacy.

The ranch is a Texas Hill Country masterpiece. It is considered a Gillespie County trophy property with an outstanding design maximizing privacy and views. It is the only available Fredericksburg property with two luxury homes featuring high end finishes on over 100 acres. Existing improvements can easily be converted to add another 2,040 SF home, a 1,575 SF guest home and a 350 SF casita.

102.18 acres of gently rolling Texas Hill Country land, Two Sisters Ranch is home to abundant wildlife. It’s wild life inhabitants range from trophy class deer, white tail fox, Rio Grande wild turkey to the occasional exotic antelope freely ranging. This prime acreage is a nature hunter’s paradise.

Enjoy Views in every direction over the heavily treed acres of this prime ranch. The northeast quadrant closest to the homes and three additional buildings have been expertly cleared and manicured.

The excellent improvements on Two Sisters Ranch include two distinctive custom ranch homes with every luxury amenity. The homes are joined by screened veranda in the manner of the early dog trot. This building formation is often noted in the homes of the original settlers of the Texas Hill Country. The screened veranda captures breezes moving east and west and provides a grand gathering spot between the two homes.

Two Sisters Ranch is a home for all seasons that will provide endless opportunity to experience all the Texas Hill Country has to offer.

Finest On-Site Construction

By any definition, the improvements’ construction resulted in the feeling of a fortress. Built to exacting standards with rigorous attention to architectural detail and structural integrity, every corner is perfect, all trusses hand built on site, levels and squares are perfect. The homes were constructed by a local custom home builder on-site every day. The constructed benefited from extraordinary attention to detail, respected nature preservation with aggressive attention to water management.

All infrastructure, HVAC, plumbing and electric are built to standards far exceeding local code. For example, the South Ranch House has 9 tons of air conditioning while code required 4 tons. All electric is commercial grade with runs vertical up walls from plugs versus parallel as is found in most residential properties. All plumbing is industrial grade. For example, there are two water pumps that electronically switch if either experiences a problem.

Masonry and stone work were done on site by the stone mason considered the very best in the Hill Country.

Land & Vegetation

Spanning 102.18 acres, Two Sisters Ranch is located 0.7 MI from a public road providing unsurpassed privacy. The driveway gate elevation is approximated 1,775 feet gently rising to 1,850 feet at the home site with an elevation range of about 100 feet.

The old growth trees received extraordinary protection for over 20 years. Century Oaks, Red Oak, Red Sumac, Pin Oak and many other native tree species are found uniformly across the Ranch. Near the homes are hybrid mature Pecan and Peach trees. The south and west acreage of Two Sisters Ranch remain largely untouched and features large trees, native brush and indigenous undergrowth. These areas provide excellent deep cover for native game.

There are 42 documented varieties of native grasses and 30 varieties of trees confirmed on Two Sisters Ranch. Trees include Cedar Elms, Silver Leaf Maples, Ash, Peach, three types of Pear Trees, Black Walnut, The owners believe all Oak Wilt has been addressed on the property.

An Ag Exemption for timber is in place.

North Ranch Home

The North Ranch Home will charm you with its easy grace and functional floor plan. Light and bright main gathering room features an impressive and notable limestone fireplace for entertaining or enjoying the crisp evenings. The soaring volume ceilings are finely detailed with wood complemented by stained cement floors.

The open plan kitchen, dining and living spaces provides beautiful form and function. The kitchen includes a center-island with Wolf range top and pop up ventilation as well as full suite of impressive stainless appliances. The adjoining custom fitted oversized pantry with oven keeps the heat away from the kitchen and provides optional counter space for multiple cooks.

The easy flow of this floor plan leads into the expansive and charming dressing room, walk in closet and Pullman bath. Designer fixtures catch the eye as the custom lighting provides warmth and beauty. The shower of every man's dream includes multiple shower heads in a large door less walk in shower that is full tiled in original mosaic pattern with built in shower. The walk-in closets feature ample room for extensive wardrobes.

The grand master suite includes soaring ceiling, and custom lighting as well as access to the adjoining outside patio. Just off of the private patio with terrazzo tile and stone wall barrier you will find the outside shower. Enjoy the serene and blissful Hill Country breezes while you sit a spell before bed.

A media/theater room complete the luxurious amenities of the North Ranch Home.

South Ranch Home

The South Ranch home greets you with light and bright open living space with spectacular two sided native limestone stone fireplace with raised hearth, filled travertine floors, an expansive, open, dining, living and kitchen are conveniently at hand. Expert architecture executed with finely detailed construction are evident throughout this three bedroom two and a half bath home. Easy flow and warm and inviting spaces for gathering with family and friends will impress the most sophisticated buyer.

The large open kitchen features high end stainless steel ice maker, dishwasher, range top, built-in refrigerator freezer all complemented by granite with distinctive speckle flow pattern. The ground floor master suite includes adjoining room for sitting or desk and a fully outfitted large bath.

Upstairs rooms include two bedrooms, full bath and a loft overlooking the expansive downstairs entertainment areas. A large footed tub will please the ladies. The large fully tiled and glassed shower provides convenience and charm. The main upstairs bedroom has French Doors open to upstairs iron railed portico with views across the heavily treed rolling hills of Two Sisters Ranch. The second upstairs suite is perfect for a bunk room or other multi bedded room.

Water Management

Rain collection is done from the roof to a rain collection system supported by 6” pipes. Drain hubs are precisely spaced throughout the system to divert water if a problem occurs. Both homes are protected by water diverters. The driveway has a trough that takes all water from the hill down the driveway and away from the homes. The home’s foundation was sealed and a walk wall was constructed for additional diversion.

Four 500 gallon rain catchment systems complement the roof collection system.

Rain water is retained in a 5,000 gallon tower that was built to support up to 4,000 additional gallons in 1,000 gallon increments.

Other Improvements

The carport can accommodate 4 very large vehicles. E-vehicle connection is installed. Commercial grade electric and water are both pulled to the carport. It is built to the same rigorous standards of all other improvements and was designed to easily convert to a casita if desired. The rain catchment systems on both sides of the carport each have 500 gallon capacities. The water is used to water all trees in the yard. The carport has a remote for controlling lighting.

Two additional free standing buildings are located within sight of the main home. Both are wired and ready for conversion to additional homes or continue to use them for dream workshop space and storage.

Extraordinary Flexibility

The two ranch homes provide the potential for an endless variety of uses.

This is a perfect set up for adults in one home and children in the adjoining home. Hunting friends can each enjoy privacy and luxury with these two connected homes. Two couples or multi-generational families will appreciate being close and enjoying privacy.

The three other structures were designed and built with the same rigor, attention to detail and quality as the homes. All 3 have commercial grade electric and water and can be easily converted to 2,040 SF & 1,575 SF homes and a 350 SF casita.

Whatever you envision, Two Sisters Ranch has endless possibilities for you, your family and friends to enjoy the Texas Hill Country.

(5) Land

102.18 acres / 41 ha / 4,450,961 SF / 413,508 m2

(6) Total Improved Area: 10,751 SF / 999 m2

HVAC: 5,692 SF / 529 m2
All Other Improvements: 5,059 SF / 470 m2

(7) North Ranch House

1 Bedroom, 1.5 Baths
HVAC: 2,470 SF / 229 m2
Screened Porch (dog walk connecting the 2 houses): 304 SF / 28 m2
Covered Porch Off Master: 304 SF EST (not in Gillespie County Appraisal District “GCAD” file
Built in 1986, Completely renovated and updated in 2002

(8) South Ranch House

3 Bedroom, 2.5 Baths
HVAC: 3,222 SF / 299 m2
Main Area: 2,318 SF / 215 m2
Second Floor: 744 SF / 69 m2
Loft: 160 SF / 15 m2
Open Upper Level Porch: 168 SF / 16 m2
Wood Deck Off Master: 168 SF / 16 m2
Built in 1986, Completely renovated and updated in 2009-10 per owner. GCAD records indicate 2002

(9) Other Improvements

Workshop: 1,200 SF / 11 m2 - built in 2005
Barn*: 1,225 SF / 114 m2
Covered Area* (attached to Barn used for equipment): 350 SF / 33 m2
Storage Building*: 840 SF / 78 m2 - built in 2005
Patio*: 500 SF / 46 m2

*Year built assumed to be between 2002 and 2005 but not defined in Gillespie County Appraisal District (“GCAD”) files.

(10) Other Improvements

Fenced other than southern property line in woods
Electric gate/entry
1,468 FT / 447 m EST driveway/roads
Extensive rain water catchment and retention
Comprehensive water diversion and management
E-vehicle ready
2 Propane Tanks

(11) Elevations

Home site: 1,850’ EST
Road at driveway gate: 1,775’ EST
NW corner: 1,763’ EST
NE corner: 1,779’ EST
SW corner: 1,809 EST
SE corner: 1,812 EST

(12) Tree Coverage: 77% EST

(13) School District: Fredericksburg ISD

(14) No Zoning

(15) Not in Flood Plain

(16) Minerals & Water: Any owned convey

(17) 2014 Taxes: $5,117

(18) Exemptions (Different for Each Tax ID): Ag/Timber Use, Homestead, Over 65

NOTE: All measurements and data from GCAD except EST. EST is our estimate.


(19) Easy Fredericksburg Access: 4 MI north of US 290 (all paved), 11.3 MI west of North Fredericksburg 290 at 87

(20) 30 Minutes to I10 in Kerrville or Comfort

(21) Outstanding Hill Country Access: 42 MI to Mason, 51 MI to Llano, 51 MI to Boerne, 59 MI to Bandera, 65 MI to Marble Falls, 67 MI to Dripping Springs, 68 MI to Burnet

(22) Less than 90 MIN to Austin or San Antonio


(23) Summary: Highly regarded District, high performing schools with multiple options. Three elementary options Doss, Stonewall & Fredericksburg and Stonewall. Two Middle School options: Doss and Fredericksburg. Doss & Stonewall average about 20 students per class. All schools have high Greatschools ratings and all met TEA standards. Several TEA areas of Distinction awarded. Multiple private options.

(24) Doss Elementary (K-8)

21 students
10 of 10 Greatschools Overall Rating

(25) Stonewall Elementary (PK-5)

104 students
8 of 10 Greatschools Overall Rating
TEA Distinction in Reading/English Language Arts

(26) Fredericksburg Elementary School (1-5)

956 students
TEA Distinction in Math
7 of 10 Greatschools Overall Rating

(27) Fredericksburg Middle School (6-8)

663 students
6 of 10 Greatschools Overall Rating

(28) Fredericksburg High School (9-12)

976 students
7 of 10 Greatschools Overall Rating
TEA Distinctions in Reading/English Language Arts and Math


(29) Summary: At a 1-MI radius (“Neighborhood”), the Neighborhood has very high projected annual increases in property values, high incomes, very high net worth and very high % with no mortgage.

(30) Median Annual % Projected Increase in Property Values through 2018

5.7% in Neighborhood (438% higher than Fredericksburg, 248% higher than Gillespie County)
2.3% in Gillespie County
1.3% in Fredericksburg

(31) Data Age: 2013 data trended from 2010 Census

(32) Baseline Geography: 1 MI radius with population of 113

(33) Benchmarks

Local Benchmarks: Property Census Tract, Fredericksburg, Gillespie County
All Benchmarks: Local Benchmarks, Austin TV Market Area (DMA), Texas and the US

(34) 1 MI Radius vs. Local Benchmarks

Highest Projected Annual % Increase in Population
Highest Avg., Median & After Tax Income
Tied with Block Group for Highest Projected Annual % Increase in Avg. Property Values
Second behind Block Group for Highest Projected Annual % Increase in Median Property Values (5.7% annual projected increase vs. 1.3% for Fredericksburg and 2.3% for Gillespie County)

(35) 1 MI Radius vs. All Benchmarks

Highest Avg. Per Person Income
Highest Net Worth
Highest % Net Worth $250K+, $500K+
Highest % Properties with NO Mortgage

All demographic and econometric data from Certified Commercial Investment Member (CCIM) Institute. 1,184 underlying CCIM reports are available on request. For your convenience, we now provide many reports in Excel. http://goo.gl/nNHkA0


Southwest Partners & Global Partners International Realty are registered trademarks and DBAs of Alexander Tiffany Southwest, LLC. We support the Fair Housing Act and Equal Opportunity Act. Information is from third parties we consider reliable, but we cannot represent it is accurate or complete, and it should not be relied upon as such. Offerings are subject to errors, omissions, changes, including price, or withdrawal without notice. All dimensions are from sources noted and have not been verified by the seller or us. We recommend hiring a professional such as an appraiser, architect or civil engineer, to determine such information.
DIRECTIONS FROM NORTH FREDERICKSBURG US 290 W AT US 87 N, IT IS 11.3 MI 1. Travel west on US 290 W 7.3 MI 2. Turn right (north) on Reeh-Weinheimer RD 3.3 MI 3. Turn left (south) on Dunning RD (gate) 0.7 MI