Three Dog Ranch
  • Sold

$ 924,600
92.46 Acres

92.46 acres of mostly mesquite wildlife habitat ready for hunting or development. Offered as one tract or split into 3 separate tracts of nearly 31 acres each. The total property has over 4,460 ft. of frontage on Hwy 87 and 4,140 ft. on CR 181 E. All tracts are ag exempt with no flood plain, and the amazing habitat supports tons of wildlife. If you are looking for a South Texas property with lots of highway frontage or an ag property with a house off a country road, load up the puppies and head to Three Dog Ranch!

Tract 1 ($335,000) – Triangular in shape with the most amount of road frontage of all three tracts. It has a pond near Hwy 87, a powerline running along the road, and excellent fencing on two sides. It will need a water well and the third side fenced if partitioned.

Tract 2 ($435,000) – Includes a 1,792 sq. ft. double-wide mobile home complete with a water well, metal carport, two GVEC power connections, and a huge covered wooden deck to enjoy the outdoors.

Tract 3 ($335,000) – The easternmost tract of mesquite-filled hunting terrain. It will need a water well and a new fence on one side if partitioned off from the others. Electricity is available at the road.

4822 CR 181, Nixon, TX 78140 (Address of home on tract 2)
3 miles east of Nixon, 57 miles to San Antonio, 80 miles to Austin, 170 miles to Houston

Land & Water
92.46 acres of ag-exempt land mostly covered with bull mesquites, prickly pear cactus, and native grasses. Along the drainages are several mud holes for the wildlife to cool in the heat of the day. Additionally, there are 2 ponds side by side providing cool water when needed. This rugged ranch with its wild habitat attracts mourning dove, whitetail deer, wild hogs, quail, coyotes, bobcats, and a family of foxes. The brush along the perimeter has been shredded to allow room to navigate and maintain the fence. This ranch would be a great weekend getaway hunting camp or a good potential candidate for splitting into smaller tracts.

Improvements & Utilities
In the middle of the property is a 1,792 sq. ft. double-wide mobile home complete with a water well, metal carport, two GVEC power connections, and a huge covered wooden deck to enjoy the outdoors. Electricity also runs along CR 181 to power an additional campsite or water well. The property has a low fence around the perimeter and cattle pens in the middle of the interior which are negotiable.

No mineral rights convey.

Gonzales County, Nixon-Smiley CISD. Agricultural tax valuation. Total taxes for the 92 acres are $1,326.

Nixon is a small city of 2,385 people that sits in the counties of Wilson and Gonzales, and can be found at the intersection of Highway 87, Highway 80 and FM 1117. Located 1 hour outside of San Antonio and Victoria, and under 2 hours from the coastline of the Gulf of Mexico, the citizens of Nixon enjoy the best of Texas at their doorstep. Nixon has a Lowes grocery store, Dollar General, Exxon and Valero gas stations, and several small restaurants including Enchiladita, Dairy Queen, Harrison BBQ, Nelle’s Café and El Rodeo Mexican food.

***Buyer Agents must make first contact and be present at all showings to participate in 50% commission split. If this condition is not met, Buyer Agent split is at sole discretion of Grand Land Company.

Basic Facts

Property ID: 6144 Status: Type: Post Updated: 2023-03-27 14:08:28
Bedrooms: 3 Bathrooms: 2 Area: 92.46 acres Lot size: 92.46 acres
Year built: 2001 Houses: 1 Minerals: none Property Use: Commercial, Homestead, Hunting, Investment, Recreation, Livestock / Grazing
County: Gonzales Subdivide: Yes Access: Paved Frontage Utilities: Electricity On Site, Well On Site, Septic On Site


Ample Road Frontage
convenient location
highway frontage
mobile home

View on map / Neighborhood


Listing Packet: Listing-Packet-1.pdf
  • Properties Qty: 87
  • Company: Broker

John grew up in Victoria, TX and was involved in multiple cow-calf operations in that area as well as Bryan-College Station, TX while attending Texas A&M. He earned a B.S. in Wildlife and Fisheries Sciences. John has over 25 years experience in commercial sales and rural property services, and he is the Broker of Record for Grand Land Company. (TREC #655090). John is an active member of the Realtors® Land Institute, has earned the prestigious Accredited Land Consultant designation, and has been recognized as a part of the 2022 APEX Producers Club by RLI. John serves on the Executive Board of the Coastal Conservation Association of Texas (CCA) and is a member of the Williamson County A&M Club. John is also actively involved in the management of several hunting operations in South Texas. He and his family are are avid outdoor enthusiasts spending most of their free time hunting, fishing, and hiking in the great outdoors. His passion for the outdoors combined with his depth of experience with all types of rural properties brings authenticity to every transaction.

This style property is located in is currently and has been listed on Grand Land Company. This property is listed at $ 924,600. It has 3 beds bedrooms, 2 baths bathrooms, and is 92.46 acres. The property was built in 2001 year.