Comanche Crest Ranch
Price: $14,284,800 ($1395 price per acre)
Size: 10,240+/- Acres
County: Throckmorton County , Texas
Property Description: The 10,240 acre Comanche Crest Ranch represents one of the best large acreage, cattle and recreational ranches in Throckmorton County. Once known as the Box Springs Ranch, the ranch is a perfect square shape in one contiguous block of land; 16 sections. The elevation changes with a big ridge system traversing the SE portion of the ranch. The “Crest” on this ranch drains water in two different directions and served as a lookout location for native Americans. This cattle ranch is productive short grass prairie land with a strong limestone base. There 5 large pastures with two interior traps that are connected with a fenced lane. This ranch is perfectly setup for rotational grazing with good perimeter and cross fences in place There are minimal improvements other than fencing, stock tanks, 6 wildlife food plots, road system and completed brush work. There are no barns or permanent homes on this property.
Location: Comanche Crest is located in western Throckmorton Counties between the towns of Throckmorton and Haskell. The ranch is on the southside of Highway 380 only 10+/- miles west of Throckmorton and 20+/- miles east of Haskell. The ranch entrance is located in the NE corner of property. Comanche Crest Ranch is located approximately 168 miles from Dallas (3 hour drive), approximately 136 miles from Fort Worth (2 hour 40 minute drive), and approximately 203 +/- miles (3 hours drive) to Midland.
Directions: From Throckmorton, take US Highway 380 west. Stay on Highway 380 for approximately 10 miles. You will drive through a flashing yellow light at the intersection with FM 222 (stay left), continue on Highway 380 and the main gate ranch will be on your left approximately 1.85 miles after the light. Two other landmarks you will pass are a “SMS” made out of stone on the north side of the road for the old Swenson Ranch and then about a mile further you will see a large steel statue of a longhorn. The entrance is approximately 1 mile west of the longhorn.
From Haskell, take US Highway 380 east for 22 miles, drive approximately 20 minutes and the main gate will be on your right side, if you reach the flashing yellow light at FM 222 you have gone too far. There will also be a For Sale sign near the entrance to the ranch.
Property History: Prior to Texas gaining its statehood, the area in and around Comanche Crest Ranch was inhabited by the Comanche Indians. Wild bison and antelope roamed freely and this area was considered to be part of the Wild West. George Robert (G.R.) Davis was born in Kaufman, Texas, on July 18, 1869. He later married Hattie Collins Davis and moved to Breckenridge, Texas after 1893. He and Hattie purchased a small ranch east of Breckenridge that served as the stepping stone to be a down payment for their first large ranch acquisition of Chimney Creek Ranch in 1920 from the Cauble Family. Originally erected in 1900 on the Rose Ella (Matthews) Conrad’s cattle ranch, the Bud Matthews’ pens were constructed on Chimney Creek giving rise to the long term outlook for raising cattle in the area. Ranchers from miles around brought their cattle to be shipped via rail for the long journey to Kansas City, Fort Worth or other distant markets in Nebraska. Grady Smith began working for the Davis family in the spring of 1924 and was an integral part of the Bud Matthews’ pens in 1930. As many as 105,000 head of cattle were shipped annually until the railroad ceased operations in 1967. In 1922 G.R. Davis purchased the Spring Creek (Goodwin/Cauble) Ranch in southwestern Shackelford County, the Buffalo Basin Ranch in northwestern Upshur County in 1938 and the Comanche Crest Ranch (Box Springs) in western Throckmorton County in 1944 from the Reynolds Cattle Company.
On December 31, 1955 G.R. Davis passed away with his legacy being passed down to his two remaining children – Robbie and Louie. Robbie Davis passed away and in 1973 and the ranch was passed down to Mary Frances “Chan” Johnson Paup Driscoll, the only surviving child of Robbie and T. Edgar Johnson. The ranch assets were later passed down to Chan’s 3 children. The siblings then decided the two brothers would get Chimney Creek and their sister would get Comanche Crest Ranch. Comanche Crest is currently held in the Patricia Paup Lambert Unlimited Marital Deduction Trust.
Terrain: The terrain of Comanche Crest Ranch is consistent with that of the Throckmorton area and the greater eastern Rolling Plains region of Texas. Rolling topography of moderate slope, covered with mesquite trees make up a large portion of the ranch. Elevation ranges from 1,650’ above sea level at the main gate to 1,475’ at the southwest corner of the property. Spectacular views of surrounding West Texas country can be seen from the southeastern portion of the ranch; ridgelines, draws, and rolling terrain allow the rancher, hunter or wildlife photographer unobstructed views for miles.
Creeks: There are multiple creeks and drainages running through the ranch. The “Crest”, located in the Southwest portion of the property has high elevations with water draining NW or SE in opposite directions. The headwaters of Ranger Creek starts below the ridge in the Southeastern portion of the ranch. All drainages running Northwest of the Crest form the headwaters of North Paint Creek (ultimately a major creek). North Elm Creek also starts on the property and runs north crossing Highway 380 feeding a large lake on the Swenson Ranch. These riparian areas provide seasonal pools of water and a more diverse plant community. The 26+/- earthen stock tanks can be found on and around these drainages.
Surface Water: Twenty-six (26) stock tanks scattered throughout the property help facilitate rotational grazing and attract wildlife. The largest tank is approximately 3-4 acres when full. Each pasture is adequately watered for running cattle. Water levels will fluctuate depending upon the amount of rainfall.
Water: Throckmorton County experiences on average of 26.46 inches of rain annually. Ground water is spotty in this area, but it is believed that a shallow 80’ water well was drilled in 2010 on the neighboring ranch to the North/ Northwest of the subject property. This well is said to yield 15-20 GPM with 10 foot drawdown after .5 hours. Ft. Griffin Special Utility District has a water line going west of Throckmorton. This line ends 6.1+/- miles from Comanche Crest. Rural water coming from the west is provided by Paint Creek Water Supply (Haskell, TX), but the line ends approximately 12.7 miles from the ranch. Cost and availability of expanding rural water lines would be determined by filling out an application and having an engineer review. Water catchment systems and hauling fresh water are another good option to provide water for household use.
Grasses: Comanche Crest Ranch is home to a variety of native grasses beneficial for cattle and wildlife. These cattle food sources include sideoats grama, indiangrass, sandhill lovegrass, big bluestem, little bluestem, eastern gamagrass, curly mesquite, and a variety of other grasses.
Soils: Soils on the ranch are dominated by the Lueders-Throck complex, Nukrum clay loam, Nuvalde clay loam, Lueders-Springcreek complex, and Rodewn clay loam.
Trees and Browse: Tree cover consists primarily of mesquite, hackberry, and a few elm trees. Browse and brush species beneficial to wildlife are catclaw, bumelia, elbowbrush, lime prickly ash. There is also prickly pear cactus and other plants common to this area.
Wildlife: Wildlife is believed to be in good to excellent condition. The hunting lessee intensively managed the ranch with selective harvest, protein/ corn/ milo feeding program, and other recommended practices. In the 2016 season, a buck scoring in the low 170 B&C class was harvested and numerous bucks in the 150-160 B&C class have been harvested over the years. Quail have been lightly hunted and populations are exceptional. There are also good populations of turkey during the spring and summer months. Dove hunting can be exceptional over food plots with native sunflowers as well as around the stock tanks. There are coyotes, bobcats, feral hogs, and other varmints. Some of the stock tanks are believed to be stocked with bass and other game fish. This is an exceptional hunting ranch with prime wildlife habitat.
Food Plots/Cultivation: Six (6) wildlife food plots are fenced and planted in wheat and sunflowers to provide September dove hunting and Fall deer hunting. The food plots range in size from 2.64+/- acres to 8.38+/- acres. The food plots are an excellent feature that greatly enhances hunting opportunities and wildlife management.
Cattle: This is a productive cattle ranch with a carrying capacity of 500 animal units. The ranch is adequately watered and appropriately fenced to promote rotational grazing. It is common in this area for ranchers to stock the land with an animal unit per 20-25 acres. Currently, the land is leased with a maximum of 500 animal units. The soils are conducive to more cultivated land if more mesquite clearing was accomplished.
Brush Management: The grazing lessee has taken exceptional care of the ranch. Areas around both traps and the lane connecting them have been cleared of mesquite, enhancing cattle movement and rotational grazing opportunities. The pastures have not been overgrazed and the brush work has improved the ranch in several ways.
Fences & Pens: Perimeter and cross fences are in average to good condition and all fencing will hold cattle. Fences are a combination of steel posts and cedar posts with different stretches of each. A few cattle guards and typical pasture gap gates provide access throughout the property. Livestock pens are in good, workable condition.
Minerals: No Minerals are included. Owner is believed to own a small mineral interest. There is very little oil and gas production on this ranch. There is one well on the east fence line in a location out of the way. There are two wells on the northern boundary located near the far western road frontage close to Highway 380. These wells were drilled in the last 10 years and are clean locations. Romac has 2 wells in the middle portion of the ranch just west of the primary entry road in a mesquite flat. This location has older production in good condition. Having 3 active locations on 10,240 acres is considered light. The ranch is quiet and mostly undisturbed from oil and gas traffic or activity.
Wind Energy: Owner has 100% of the wind rights. There has been past interest in the property as a potential wind farm, but nothing ever happened. There are no wind turbines in close proximity to the ranch.
Easements: There are a couple pipelines crossing the property, but overall the ranch is lightly impacted by pipelines. There are no roadway easements
Leases: Hunting lease expires on August 31, 2017 and is not being renewed. Grazing lease can be terminated and cattle removed with 120-day written notification. Grazing tenant would likely be interested in continuing to run cattle.
Neighbors: The ranch is primarily surrounded by other large ranches. There are 3 neighbors being 100 acres, 160 acres and 800 acres which are located east of the subject property just south of Highway 380. Otherwise, ranches are of similar size to Comanche Crest with some being larger. This is big ranch country boasting large cattle operations.
Utilities: Fort Belknap Electric Cooperative provides electricity to two hunting camp locations. Underground water is spotty in this area and there are currently no water wells on the ranch. See “Water” section above for more details about a new water well next door, rural water and other possible water sources.
Taxes: Property taxes are $8,449 annually. Property is agricultural exempt as a working cattle ranch.
Comments: Sixteen (16) sections of quality land being a perfect square located in the desirable ranching and hunting area of Throckmorton County. This is unique and an overall high quality ranch. It is also reasonably priced.
Price: $1395 per acre ($14,284,800)
Blake Hortenstine, Broker/ Partner, 214-616-1305 mobile, firstname.lastname@example.org
Jack Fauntleroy, Throckmorton Agent, 940-550-4432 mobile, email@example.com
Cash McWhorter, Broker/ Partner, 469-222-4076 mobile, firstname.lastname@example.org