Lot 9

Walk the east line and you'll see where the water goes. A draw slips onto Tract 9 from that side and bends until it exits at the south line, roughly 180 ft of shallow channel scoured into sand by rain that arrives hard and quits fast. It runs seasonally. That's still the most useful 180 ft on the tract, because a low line pulls tracks to it, and on 15.3 acres of South Texas ranch land for sale at 44 Ranch North in Duval County, one feature like that can decide how you hunt the whole property.

The rest rolls easy and gradual, roughly 36 ft between the high side and the low. Nobody would call these hills. Stand at the upper end anyway and you can read the entire tract in a single look: pale gray-green scrub running out to the edges, darker motts bunched where the soil holds moisture longest, and bare sandy openings scattered between them like small rooms somebody already cleared. Those openings earn their keep. They are where a blind or a feeder would make sense, and since they're already open, you aren't starting with a dozer and a checkbook.

South Texas thornscrub is the reason people buy in this county in the first instance, and this tract carries the dense, low, thorny kind that holds birds and shades bucks straight to the heat of an August afternoon. It's tight enough to hunt seriously. It's also walkable, which is a balance you don't always get out here. Quail like the edges where the scrub breaks into sand, and the draw gives you a natural travel line to sit on when the wind is right.

A graded caliche road runs the east side, pale and hard-packed, firm enough for a truck and a trailer without a second thought. Where a drive can tie in is a matter for the deed and the recorded plat, and we'll sit with you and go line it up before you sign anything. Same with the boundary. The survey governs it, and we'll show you what was set.

A few things worth knowing at a glance:

• Seasonal draw entering on the east side and leaving at the south line, roughly 180 ft of it
• Gentle roll, roughly 36 ft of fall from the high side to the low
• Dense thornscrub with natural sandy openings already scattered in it
• 15.3 surveyed acres out of a 1,119-acre ranch, with light restrictions that keep commercial operations off

Owner financing is uncomplicated here, with as little as 5% down, and the terms print out in plain numbers beside this page so you can read them yourself instead of taking my word for it. Light restrictions hold the ranch to the use you bought it for. That protection matters more than buyers expect. What your neighbor decides to do a year from now won't rewrite what you own.

Wear snake boots and heavy pants, and bring more water than you think you need. Late September or October is when I'd want you on it, after the heat breaks and a good rain has run sand through the draw, so you can see what it does and where it drops its tracks. We'll start you at the high end, follow the channel to the south line, and let you judge the scrub on your own two feet. Call and we'll set a day.