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Due Diligence Report — ParcelScout
This parcel is buildable and has good road access, but carries meaningful risk on two fronts: water supply (no adjudicated surface rights — well drilling required, costs $8K–$18K and isn't guaranteed) and a utility easement along the north boundary that restricts a fence line and 25 ft of the buildable area. All other categories are low-risk. This is a manageable parcel if you budget correctly.
| Legal Description | Lot 7, Bear Creek Ranch Subdivision, Gillespie County, Texas |
| Parcel / APN | 254-087-000-007 |
| Acreage (Deeded) | 40.2 acres ± per survey (survey on file at county clerk) |
| Shape | Irregular polygon, roughly rectangular with creek indentation along SE corner |
| Current Owner of Record | BCR Holdings LLC (as of April 2026) |
| Prior Transfer | Deed recorded March 2019, Book 412 Page 187, Gillespie County |
| Property Type | Unimproved rural land |
| Existing Structures | None identified in county records or aerial imagery |
| Elevation Range | 1,840 – 1,920 ft (USGS 7.5-minute quad) |
| General Terrain | Gently rolling Hill Country terrain, cedar/live oak tree cover, limestone outcrops in northeast quadrant |
| Zoning Classification | Agricultural-Residential (A-R), Gillespie County |
| Minimum Lot Size | 10 acres (this parcel exceeds minimum) |
| Permitted Uses | Single-family residence, agricultural use, hunting lease, guest cabin (with permit) |
| Prohibited Uses | Commercial livestock operations (feedlot), multi-family housing, industrial use |
| Building Setbacks | Front: 50 ft · Rear: 25 ft · Side: 15 ft (from subdivision plat CC&Rs) |
| Max Height | 35 ft (county ordinance) |
| HOA / POA | Bear Creek Ranch Property Owners Association — dues $400/yr, no architectural committee approval required for primary residence |
| Deed Restrictions | No mobile homes or manufactured homes pre-2000 HUD standards; no junk vehicles stored outdoors; no commercial signage |
Gillespie County does not have a comprehensive zoning ordinance outside the city of Fredericksburg. The A-R designation applies to this subdivision via the recorded plat. You may build a primary residence, workshop, barn, and secondary guest structure without HOA architectural review. A septic permit is required before construction (see Section 3).
| Surface Water Rights | None adjudicated. Small seasonal creek (Bear Creek tributary) runs through SE corner — no recorded water rights transferred with deed |
| Groundwater District | Hill Country Underground Water Conservation District (HCUWCD) |
| Well Permit Required? | Yes — permit required from HCUWCD before drilling. Exempt wells (under 25,000 gpd domestic) typically approved within 3–4 weeks |
| Aquifer | Trinity Aquifer (primary water source in Gillespie County) |
| Reported Well Depths (nearby parcels) | 280–380 ft depth, yields of 3–8 gpm per HCUWCD well completion reports within 1-mile radius |
| Drilling Cost Estimate | $8,000–$18,000 depending on depth and rock formation encountered |
| Well Success Rate (local) | ~78% first-attempt success in this zone per HCUWCD data (2018–2024) |
| Rural Water Service | No rural water district service available to this parcel |
| Rainwater Harvesting | Legal in Texas — an alternative to well drilling for off-grid use |
Texas follows the "rule of capture" for groundwater — landowners have the right to capture water beneath their property, but quantity and long-term sustainability are not guaranteed. Drought conditions in the Texas Hill Country (2011–2013, 2021–2023) have caused Trinity Aquifer levels to drop in some sub-regions. Recommend requesting a hydrogeological assessment ($500–$1,200) from a licensed water well driller before closing.
| Municipal Sewer | Not available — parcel is outside city limits of Fredericksburg |
| Septic System Required | Yes — OSSF (On-Site Sewage Facility) permit required from Gillespie County Environmental Health |
| Soil Classification | Type III (rocky caliche with clay subsoil) — requires engineered system per TCEQ rules |
| Perc Test Required | Yes — soil evaluation by licensed site evaluator required before permit issuance |
| Estimated System Type | Low-pressure drip irrigation system or mound system likely required (Type III soils restrict conventional systems) |
| Estimated Septic Cost | $8,000–$16,000 for engineered low-pressure drip system |
| Permit Timeline | 4–8 weeks from application (Gillespie County EH Dept) |
| Setbacks from Well | Minimum 50 ft separation required (TCEQ §285.91) |
| Utility Easement | 20 ft electric transmission easement along north property boundary — held by Pedernales Electric Cooperative (PEC). Recorded 1987, Book 201 Page 44. |
| Restrictions in Easement Area | No permanent structures, fences must allow PEC vehicle access, no trees over 12 ft within corridor |
| Road Easement | 25 ft ingress/egress easement for shared driveway serving Lots 5, 6, 7 — recorded in subdivision plat (2006). All-weather gravel surface maintained by lot owners. |
| Pipeline Easements | None found in title search or GIS layer review |
| Conservation Easements | None |
| Neighbor Access Rights | Lot 6 owner has recorded license to use shared water gate at southeast boundary (license terminable at sale) |
| Legal Ingress/Egress Confirmed? | Yes — deeded access via shared driveway easement to Granite Peak Road (County Rd 102) |
| FEMA Flood Zone | Zone X (Minimal Flood Hazard) — majority of parcel. Small Zone AE strip (~0.8 acres) along southeast creek corridor. |
| FEMA FIRM Panel | 48171C0210E (effective 2013) |
| Base Flood Elevation (BFE) | 1,836 ft in Zone AE strip (creek area only) |
| Flood Insurance Required? | Not required for structures outside Zone AE. Required if building in the 0.8-acre creek corridor. |
| 100-Year Flood Risk | Low — Hill Country terrain provides natural drainage away from main buildable area |
| Wildfire Risk | Moderate — Gillespie County is in a Texas A&M Forest Service "High" wildfire risk zone due to cedar/live oak density. Defensible space clearing recommended. |
| Tornado Risk | Low-Moderate (Texas Hill Country is at the western fringe of Tornado Alley; fewer occurrences than east Texas) |
| Drought Classification | D1 (Moderate Drought) as of report date per NOAA U.S. Drought Monitor |
Build site selection matters here. Position your primary residence, well, and septic system in the Zone X area (northeast or northwest quadrant of the parcel) and you face essentially no flood risk. Avoid the southeast creek corridor for any permanent infrastructure.
| USDA Soil Series | Comfort-Eckrant complex (60%), Brackett-Tarrant complex (40%) |
| Soil Texture | Clay loam over fractured limestone; shallow depth to bedrock (8–18 inches in northeast quadrant) |
| Depth to Bedrock | 8–36 inches depending on location — limits deep excavation |
| Agricultural Capability | Class IVe and VIe — marginal for row crops; suitable for native range and managed pasture |
| Slope Range | 2–8% (gently rolling); no slopes exceeding 15% |
| Shrink-Swell Potential | Moderate (Vertisol-adjacent clay) — relevant to foundation engineering |
| Erosion Hazard | Moderate — cedar removal recommended along creek buffer to reduce runoff |
| Pasture Carrying Capacity | Approximately 12–18 Animal Unit Months (AUM) per year — supports 1.5–2.0 cow/calf pairs on rotational grazing |
The land is better suited to ranching, hunting, and homesteading than commercial agriculture. Native grass restoration (bluestem, sideoats grama) is feasible and supports brush management goals.
| Road Access Type | County Road 102 (Granite Peak Road) — paved, public, maintained by Gillespie County |
| Distance to Paved Road | 0.0 miles — parcel fronts directly on CR 102 via shared easement driveway |
| Driveway Condition | Shared gravel drive (~0.4 miles), adequate for passenger vehicles; may need grading after heavy rain |
| Nearest Town | Fredericksburg, TX — 12 miles (paved highway); estimated 18-minute drive |
| Electric Utility | Pedernales Electric Cooperative (PEC) — line runs along north boundary. Service available at meter pull; estimated connection cost $1,800–$2,400 |
| Natural Gas | Not available — propane (LP) is the standard alternative in this area |
| Internet / Cellular | AT&T and Verizon LTE available (good signal per parcel centroid). SpaceX Starlink available as wired-internet alternative. |
| Cell Coverage | Strong — confirmed on FCC coverage maps and field report from adjacent parcel owner (2025) |
| Water Service Connection | No rural water district — well only (see Section 3) |
| Phase I ESA | Not yet conducted — recommended before closing on any rural parcel |
| TCEQ Regulatory Sites | No regulated storage tanks, spill records, or cleanup sites found within 0.5-mile radius (TCEQ EIS database search) |
| Brownfield Designation | None |
| Wetlands (Army Corps) | Seasonal creek corridor in SE corner may have intermittent wetland designation — National Wetlands Inventory review pending |
| Protected Species | Golden-cheeked Warbler habitat potential (mature Ashe juniper/live oak) — listed species under ESA. Consultation with USFWS recommended if clearing more than 2 acres of mature cedar. |
| Prior Agricultural Use | Low-intensity cattle grazing (visible in aerial 2004–2016 imagery); no row crop history found |
| Underground Storage Tanks | None identified in aerial history or county records |
| Septic Proximity to Creek | TCEQ requires 50 ft setback from creek banks — adequate buildable area exists outside this buffer |
One caution: if you plan significant cedar clearing (common for pasture improvement and wildfire risk reduction), engage a USFWS-certified biologist for a brief Golden-cheeked Warbler survey. This is a protected species whose nesting habitat includes mature cedar in the Hill Country. Clearing small areas around your homesite is generally fine without survey.
| Appraised Value (2025) | $198,400 (Gillespie Central Appraisal District) |
| Market Land Value | $218,000 (CAD estimate; local comps suggest $220K–$250K current market) |
| Annual Property Tax (est.) | $2,184/yr (1.1% effective rate, no exemptions currently applied) |
| Tax Exemptions Applied | None currently — parcel classified as non-ag commercial land |
| Agricultural (1-d-1) Exemption Eligible? | Yes — 40 acres exceeds minimum threshold; qualifying use (cattle grazing or wildlife management) required. Estimated tax reduction to $340–$480/yr if approved. |
| Tax Delinquency | No delinquent taxes per Gillespie CAD records (search date: April 2026) |
| Mechanics Liens | None found |
| Mortgage / Deed of Trust | Existing lien (BCR Holdings LLC — private lender). Must be released at closing. |
| HOA Dues Delinquency | Current — POA confirmed no outstanding balance |
| Special Assessments | None |
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