The Dripstone Ranch lies in the highly sought-after “transition zone”, where the Texas Hill Country meets South Texas, offering a rare blend of both landscapes. This property boasts a wealth of attributes that make it exceptionally desirable: a striking mix of flatlands and hilltops, spectacular tree cover, ample subsurface water with irrigation potential, thriving wildlife, thoughtfully designed improvements, convenient access, multiple unique caves, and of course, the Frio River. When flowing, the Frio is one of the most picturesque features you will find on any Texas ranch. Impeccably maintained, Dripstone Ranch is ready for immediate enjoyment while leaving room for a new owner’s personal vision.
The main residence is a private 3,973± sq. ft. two-bedroom, two-bathroom home perched atop a bluff overlooking the Frio River and a nearby lake. Its great room features floor-to-ceiling windows that flood the space with natural light and frame sweeping views of the landscape. The ranch headquarters includes a bunkhouse, Foreman’s house, four-stall horse barn, equipment barn, hay barn, and a variety of sheds and storage buildings. A separate three-bedroom, two-bath home and a 4,400± sq. ft. enclosed barn with an adjoining open-air bay sit upriver from the main house. On the far north end of the property, the Blue Hole Cabins overlook a scenic bend of the river where cascading rapids flow into the Blue Hole, one of the most consistent water features on the ranch. Lastly, there are a set of stone cabins that sit on the river’s edge apart from the other improvements that are in a prime location and have amazing potential ready for restoration.
Water resources on the ranch are outstanding. There are 11 water wells, two pivots, multiple flood-irrigated fields, and water troughs distributed for both wildlife and livestock. The property conveys with 238 acre-feet of Edwards Aquifer base water rights. Three ponds, including a 3± acre lake near the main house, further supplement surface water. The Frio River, though not perennial, is a spectacular feature when flowing, traversing the property for more than four miles with stretches of rapids and deep swimming holes. In periods of normal to above-average rainfall, the river flows for months at a time, while deeper pools such as the Blue Hole typically retain water year-round.
A unique hallmark of Dripstone Ranch is its numerous caves, including the namesake Dripstone Cave. The property spans an impressive 300± feet of elevation change—from 1,386 ft.-1,080 ft. ASL—creating stunning vistas. Few properties combine this kind of topographical relief with such fertile, irrigable soils. Two pivots currently irrigate 100± acres, with additional fields set up for flood irrigation. Presently producing large volumes of hay, these fields could easily transition to alternative crops. Vegetation reflects both Hill Country and South Texas influences, with guajillo, black brush, guayacan, persimmons, white brush, and prickly pear thriving alongside towering live oaks. Much of the lower terrain has been selectively cleared and sculpted into mott-like cover, encouraging grasses to flourish and enhancing game viewing opportunities.
Dripstone Ranch supports abundant wildlife, highlighted by a robust whitetail deer herd with improved genetics. The property also hosts turkeys, doves, wild hogs and varmints along exotic species including a healthy herd of Blackbuck Antelope and Axis Deer. The 3± acre lake near the main house and the more permanent pools of the Frio River offer excellent fishing opportunities.
Negotiable
Ag Exemption
Born and raised on a South Texas ranch, Robert Dullnig is a third-generation rancher with deep roots in land stewardship. As the best ranch broker in Texas, he brings 20+ years of expertise in wildlife management, hunting operations, and ranch real estate to every deal. Robert has closed over 500 properties, earning accolades like Top 50 Global Real Estate Advisor. Contact us today for an exclusive tour of this property and discover why clients trust him for Texas ranch real estate.
The Texas Hill Country is the crown jewel of ranch country — rolling limestone hills draped in century-old live oaks, spring-fed rivers, and panoramic views that stretch for miles. From Kerrville to Hunt and Bandera to Blanco, these ranches offer exceptional whitetail deer and turkey hunting, Guadalupe River frontage, and proximity to San Antonio. Whether you’re seeking a legacy estate, a recreational retreat, or a working cattle operation, Central-Hill Country delivers unmatched beauty and investment potential. Explore exclusive listings with Dullnig Ranches — contact us today to find your perfect Hill Country ranch.
