Schools

§ 03

District

Elementary	BLANCO EL	B
Middle	BLANCO MIDDLE	C
High	BLANCO H S CCMR 70% · Grad 99%	A

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

STOP! This is the Hill Country land you’ve been dreaming of! Sitting on 5.82 acres in the exclusive, gated Ranches at Crabapple Creek, this homesite is already cleared and ready for your vision. Stand in the center of the lot and soak in the endless Hill Country views—this is what people travel here to see. Ag-exempt with free-range longhorns you can hand-feed, plus two active wildlife feeders drawing deer, axis, jackrabbits, raccoons, and more. Thoughtful clearing highlights the oak trees and offers complete privacy—you can’t even be seen from the road. And location? You’re perfectly placed between Fredericksburg, Johnson City, Canyon Lake, Austin, San Antonio, and New Braunfels. A rare blend of beauty, privacy, and convenience—don’t miss this one!

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Wooded

Community

Gated

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	5.8210
Lot Size Source	Appraiser
Lot Features	Subdivision, Wooded

Location

County	Blanco
MLS Area Major	83
Subdivision	Ranches/Crabapple Crk Sub
Postal Code	78606

Utilities

Water Source	None
Sewer	None

HOA / Association

HOA	Yes
HOA Fee	$710
HOA Fee Frequency	Annually
HOA Name	The Ranches @ Crabapple Creek (As
Fee Includes	Common Areas
Amenities	Gated

Taxes, Terms & Disclosures

Tax Annual Amount	$591
Tax Year	2025
Tax Rate (est.)	0.21%
Parcel #	R84558
Legal Description	RANCHES AT CRABAPPLE CREEK , LOT 13 , ACRES 5.821
Disclosures	None

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice

Not in archive

This MUD is not yet in our §49.452 archive. We'll add it on request.

Texas Water Code §49.452 requires districts to publish annual notices with tax rate, bonded indebtedness, and assessed value. Most Harris-area MUDs publish these; a handful managed by Inframark do not.

Request this notice

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate — Resolved MUD jurisdiction not mapped Match confidence —

Taxes & Cost of Ownership

§ 04

Tax breakdown not availableWe could not resolve the taxing jurisdictions for this listing. We will enrich this when the county tax roll loads.

HOA & Community

§ 05

● HOA details

$710

ANNUALLY

Association nameThe Ranches @ Crabapple Creek (As Management co.— Website— Phone— Cert on filepending

Fee includes

CommonAreas

● Community amenities

No curated amenity map yet for this subdivision.

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available

Fixed Wireless

T-Mobile

Speeds per provider

Fixed Wireless

Verizon

Speeds per provider

Satellite

HughesNet

Speeds per provider

Satellite

Starlink

Speeds per provider

Satellite

Viasat Inc

Speeds per provider

Unknown

GVTC

Speeds per provider

Unknown

HC Wireless

Speeds per provider

Unknown

LLC

Speeds per provider

+ 1 additional provider(s)

Environmental Risk

§ 08

?

FEMA Zone

Flood zone: not mapped by FEMA for this area

No FEMA digital flood map covers this location, so this property's flood risk has not been established. Verify flood insurance requirements with your lender.

SFHA NOT DETERMINED

🌡 Heat days >95°F

83 days/yr above 95°F

Plus 29 days above 100°F. NOAA station records, 2016-2025 average.

30-day air qualityData not yet available

Drought (current)Data not yet available

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

No comps within 0.5 mi in the last 90 daysExpand the search radius via the "Full report" CTA.

Subdivision & Master Plan

§ 10

● Master plan

Ranches/Crabapple Crk Sub

TIER: SUBDIVISION

Subdivision name (MLS)Ranches/Crabapple Crk Sub City · ZIPBlanco · 78606 CountyBlanco Listings in subdivision1 Active now1 Sold (last 12 mo)0 Curated amenities0

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Blanco Volunteer Fire Department

· Blanco

Distance

6.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48031950202 · ACS 2023

Median HH income

$98,083

ACS 2023

Median home value

$327,100

Census self-report

Owner-occupied

63%

1,514 housing units

Bachelor's+

37%

Adults 25+

Median age

46.5

Population 3,440

Work from home

21%

of commuters

Commute 45min+

20%

of commuters

Below poverty

8.2%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

1200 Lipan Apache Run, Blanco, TX 78606

Blanco County · 30.08°N, 98.53°W

No curated amenities within 2 mi yet.

Interactive map coming in v0.2 — currently showing schematic placement.