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Summer Time!

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Charles Y Armstrong Broker Capital Ranch Sales

A NOTE FROM YOUR LAND BROKER, CHARLES

Summer is here, and as I write this, the majority of Hill Country, Central, and South Texas have all received some much-needed rain, which was right on time, as triple-digit days have already made their way into the forecast.

As I mentioned last month, we will begin unpacking the main takeaways from the “34th Outlook for Texas Land Markets” conference in San Antonio, and how they translate for buyers and sellers alike.

Of the 5 talking points laid out in last month’s newsletter, I would like to begin with…

  • The economy is slowing. There is considerable uncertainty in all markets right now.
    • There’s no evidence of a recession.
    • We have not “won the war on inflation.”  
    • There are no clear signs indicating which direction interest rates will take.
    • The stock market is volatile.
    • The long-term effects of tariffs are unknown.
In my experience, nothing seems to affect the activity of the ranch real estate markets more than uncertainty around the economy. Uncertainty causes buyers to pause and “sit on their” hands until clarity is garnered and confidence is restored. Which is ultimately what it takes to get buyers off high center and willing to spend their money.

While it’s difficult to discern between market sentiment and market fundamentals at times, I believe that if there is any chatter in the public eye about a down economy, that’s typically all it takes for buyers to sit on the sidelines.

Now, the bulleted items above were taken in April, on the heels of the tariffs being rolled out and the market responding in a negative way. Since then, the market has stabilized, and there has been some de-escalation on the tariff front.

Navigating the ever-changing economy is challenging, but we’ve seen tangible evidence from our positions on the brokerage side that the market remains active. In May, our firm closed 9 ranches, put 4 under contract, and listed 6 new ranches. Looking back at the 2 months prior, our numbers were not nearly this strong. Thus, time will tell if we are seeing some confidence restored.

We’ll continue to review takeaways from the conference next month. Whether you’re a ranch buyer or seller, stay tuned as we navigate the market together! 

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Case Illustrates Difficulty of Proving Easement by Necessity

The Austin Court of Appeals recently issued a decision in #1STR, LLC v. White, a case that illustrates the difficulty landowners face in proving the existence of an easement by necessity.

Click here for the full article!

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For the latest in Texas ranch news, beautiful photographs of listings, delicious recipes, and more, be sure to subscribe to The Ranch Report! View a digital copy now!

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New Listing!
Bastrop County, Texas
Listed at $19,500,000

Located ~ 10 miles west of Bastrop, Texas and only 20 miles from Austin- Bergstrom International Airport, Capital Ranch Sales is proud to present the +/- 750 acre Bar JA Ranch. Made up of 2 tracts divided by Walter Hoffman Rd., the ranch is a blank canvas with unlimited potential.

Currently used as a recreational hunting and cattle ranch, the ranch is unrestricted and is complete with a water well, quality fencing, mature hardwoods, gentle rolling topography, paved road frontage and over 5,000 feet of Cedar Creek frontage. Ranches of this size are becoming increasingly challenging to find within this proximity to Austin, and with minimal holding cost and ideally situated to capitalize on the rapid growth between Austin and Bastrop, The Bar JA Ranch is a must see for any land banker, developer, recreational buyer, or ag use buyer.

Note: The ranch is also being offered as a stand-alone +/- 450 and 300 acre tracts.

Call Capital Ranch today to schedule a viewing of this amazing property!

Sandy Oaks Ranch

New Listing!
Wilson County, Texas
Listed at $1,446,400 

Sandy Oaks Ranch is a beautiful and versatile 103.3 acre property located in Wilson County off of CR 404, offering 2,130+- feet of county road frontage and easy access for a variety of uses. Currently operated as a cattle ranch and recreational hunting, this property offers excellent potential for livestock, a private homestead, or investment.

With no pipelines and no flood plain, the land is clean, secure, and ready for development or personal enjoyment. The ranch features a diverse mix of open pasture and native brush, along with mature oak trees that enhance the landscape with natural beauty and shade. A notable elevation change of 480 to 510 feet provides scenic views and excellent natural drainage. Ideally situated just 6.5 miles from Floresville, 37.5 miles from San Antonio, 87 miles from Austin, and 120 miles from Corpus Christi, this property offers both tranquility and convenience. Sandy Oaks Ranch delivers exceptional potential in a prime South Texas location.

Give us a call for all of your ranch buying and selling needs!

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