Overview of Ranch
The ranch is a large approximate 10,600 acre working ranch property located in northeast Robertson County, approximately 13 miles NE of Franklin. It is an approximate 2 1⁄2 hour drive to either Dallas or Houston and approximately 1 1⁄2 hour drive to Austin. The property “Camp Cooley Ranch” is one of the largest privately owned ranch holdings in the Brazos Valley area. The ranch is well known, in the area, for its modern ranching techniques which combine a purebred cattle operation, commercial cattle, advanced genetics, and hay production.
The property has above average maintenance, appeal and overall management.
The following outline presented the general land features of the ranch.
Average Rainfall
Average Temp Year Round
Average First Frost Date
Average Last Frost Date
Average Growing Days/YR |
38 inches per year
68 degrees F
First Week December
Last Week March
265 Days
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Adjacent Land Use:
The ranch is surrounded by other properties, all of which have similar topography
and vegetation. These properties vary in size, with the larger properties being
ranches or unimproved land and the smaller properties being primarily used as
homesteads. Most of the adjacent tracts are being used for hay production or for
grazing of livestock.
Flood Plain/Drainage:
Flood maps issued by the Federal Emergency Management Agency indicate ap
proximately 10-15% of the subject lies within the 100 year flood plain. Most of
this area is located along the Navasota River which makes up the subject’s easternboundary. The flooding on the ranch is considered to be minimal due to the devel opment of Lake Limestone which is located approximately 15 miles to the north. The dam is located on Lake Limestone actually controls the water flow into the Navasota River, as well as regulating the flood stages for properties below the dam. The Lake Limestone Dam Authority gives the subject property notice before flooding. This helps in the removal of livestock, as well as the control and man agement of the pasture lands located in the flood plain. The remainder of the prop erty is located in Zone C, an area of minimal flooding which lies outside the flood plain.
Utilities and Services:
Water is provided to Camp Cooley Ranch by a total of 14 water wells which are
scattered throughout the ranch area. This accommodates the miles of underground water pipe to each of the various ranch houses and a concrete and galvanized steel water trough located in each of the pastures. Wells are on an alarm monitor ing systems. In addition to the water wells, there are also five Artesian water wells and several natural springs located on the ranch. These are used to maintain the water level in each of the lakes and stock ponds located throughout the ranch. The subject property also has water available from the Navasota River located along its eastern boundary. Sanitary sewer is provided by underground septic systems. Electricity and DSL Internet and telephone service are also available to the ranch.
Restrictions/Easements:
The ranch is located in Robertson County which does not subscribe to zoning
ordinances. The subject is traversed by several pipeline and right of way ease
ments. These easements are not considered to cause a hindrance to the subject’s current cattle ranch operation and are typical for this type and size property.
Conclusions/Analysis:
Camp Cooley Ranch is a 10,600 acre ranch located in the northeast quadrant of
Robertson County, Texas. It is irregular in shape and has vegetation and topog
raphy superior to most ranches in the area. It has a good mix of wooded area and
improved pasture land to allow for cattle grazing or hay fields. Water is provided
to the ranch by use of a well system, lakes and stock ponds. The ranch has good
visibility and access from FM 2096 and 60 miles of iron ore roads on the prop
erty. County Road 472 bisects the ranch. (Shown as CR 372 on some maps) It
provides excellent access to all areas of the ranch. Considering the road front
age, improvements and improved pastureland, the site is considered to be supe
rior to most tracts located in the immediate area and within Robertson County.
Topography:
Based on a physical inspection of Camp Cooley Ranch, it is considered to have
a similar topography as the surrounding land tracts and ranches located in Rob
ertson County. This topography can best be described as being rolling hills, scat
tered creeks and some bottomland on the east side of the ranch, where it fronts
along the Navasota River which is located in the 100-year flood plain and is
low-lying area. Overall, the drainage for the subject site is adequate due to the
rolling hills and creeks and gullies located throughout the entire ranch. The
subject ranch is also improved with four large lakes of approximately 60, 30,
25, and 10 acres in size. There are approximately eight other small lakes, ponds,
and stock tanks scattered throughout the ranch. According to the topography
maps issued by the United States Department of the Interior elevations on the
subject property appear to be in a range of about 300 to 573 feet above sea level.
The property is made up of a mixture of approximately 84% improved pasture
land with the other 16% being wooded or native pasture. According to the Rob
ertson County Soil Survey published by the U.S. Department of Agriculture, the
subject site lies in the following primary soil series:
Primary Soil Types
Padina Loamy Fine Sand-17, Dutek Loamy Fine Sand – 54, Silsted Loamy Fine
Sand -66, Gladewater Clay Frequently Flooded – 96, Hearne Gravelly Fine
Sandy Loam – 140, Hearne Fine Sandy, Loam – 141, Flo Loamy Fine Sand -
174
The soil type of the land in Robertson County is suitable for the production of hay. Hay is made largely from Coastal and Bermuda grasses. Yields will range from 1⁄2 ton to 6 tons or more per acre depending on the soil type, the grass used, the amount of fertilizer applied and other management. At the current time, the subject ranch has approximately 84% improved pasture lands consisting mainly of Tifton and other varieties of Coastal. Approximately 1,120 acres of the improved pasture is irrigated. This is considered to be extremely beneficial for the potential of ranching, as well as the production of hay located on the ranch.
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