Welcome to M&M Ranch, an extraordinary 170± acre Hill Country property. This ranch is a remarkable convergence of natural beauty, water access, and diverse terrain—crafted for both enjoyment and sustainability.

Situated at 370 Fallow Run Road, the ranch enjoys over half a mile of paved road frontage and is ideally located just 10 miles from Hunt, 20 miles from Kerrville, 89 miles from San Antonio, and 127 miles from Austin. A scenic and well-maintained road leads through oak-studded terrain to a hilltop residential compound that offers breathtaking views of the Guadalupe River Valley and surrounding Hill Country.

The land itself features over 180 feet of elevation change, creating spectacular panoramic views, rolling topography, and ecological variety. Vegetation includes live oak, shin oak, Spanish oak, cherry, hackberry, and juniper and healthy brush which all supports a vibrant habitat ideal for native and exotic wildlife. The terrain has been thoughtfully managed to balance open pasture with areas of dense cover, enhancing both biodiversity and aesthetic appeal.

Numerous natural caves—including one featuring an accessible chamber that connects two sizable caverns—are spread across the ranch that add opportunities for adventure and exploration. Additionally, multiple seeps and springs emerge from the headwaters of an unnamed tributary of the Guadalupe River. Water is a central feature here, with two private community access points to the North Fork of the Guadalupe River, and numerous natural water sources.

Wildlife is abundant and carefully managed, including:
22–25 red deer
6 Longhorns
4 Oryx
4 Blackbuck
4 Fallow deer
4 Axis deer
4–6 native Whitetail deer
Plus, Turkey, Dove, small wildlife, and more

The residential improvements on M&M Ranch combine Hill Country opulence with practical design, offering comfort, entertainment, and function.

The main residence is a beautifully crafted 3,514± sq ft custom home, strategically positioned on a hilltop for panoramic views. Key features include:
- 2 bedrooms, 2.5 bathrooms
- Three fireplaces
- Walk-in pantry, gas stove, and two dishwashers
- Dedicated dining room, laundry room, and home office
- Climate-controlled upstairs storage
- Dual HVAC systems and bridged fiber optic internet

A short walk from the main house leads to the 2,800± sq ft barndominium guest house, featuring:
- 4 bedrooms, 2 bathrooms
- Full kitchen and fireplace
- Home office and separate entertainment/living area
- Four mini-split units plus a central HVAC system

Between the homes lies a stunning outdoor cooking and entertaining area, complete with a stone fireplace, ideal for gatherings under the starry Texas skies.

Additional improvements include:
- A new 40x60 barn with loft and elevated deck
- Detached two-car garage
- 25x25 Tractor/utility shed
- A separately fenced 6-acre area outside the high-fenced boundary—perfect for additional ag use or expansion
- Protected peach orchard, annual garden, and curated landscaping within the high fence

The property maintains an agricultural tax valuation, keeping annual property taxes around $12,000. A portion of the undeveloped acreage lies within the Guadalupe River Estates POA, which provides the private community river access, trash service, and road maintenance, while the remainder of the property, where improvements are located, is unrestricted.

Historical Aspects | Beyond its physical beauty, M&M Ranch sits in a region steeped in Texas history and scientific significance.

Just downstream from the property lies Boneyard Crossing, the site of a major historical gathering in November and December of 1782, when the Lipan Apache hosted a landmark encampment at the headwaters of the North Fork of the Guadalupe River. During this event, over 4,000 tribal members—including the Apache, Tonkawa, Tejas, Bidais, Cocos, and Mayeyes—gathered to trade livestock, tools, and weapons. The remains of thousands of cattle consumed in celebration gave the site its evocative name and cultural relevance.

Adding further intrigue, the ranch’s natural cave system is part of a broader network of subterranean formations in the area. Less than ten miles from the ranch lies Hall’s Cave, a renowned archaeological site studied by Texas A&M researchers. Their groundbreaking findings challenged previous climate-change theories, concluding that volcanic activity, not meteors, was responsible for ancient global cooling—making this site globally significant for its contributions to science and history.

Two private access points along the Northfork of the Guadalupe River
Two wells - one electric and one pump
1 pond
3 troughs
Multiple seeps and springs

$12,000 with ag exemption

+/- 10 miles from Hunt
+/- 20 miles from Kerrville
+/- 89 miles from San Antonio
+/- 127 miles from Austin