12 of 31 parcels left · Brewster County, Texas

Deeded land, dark skies,
and no HOA.

Five to forty acre parcels on part of a family cattle ranch, 25 minutes south of Alpine. Warranty deed, recorded road access, and owner financing at 10% down.

Request the plat See prices

The place

Part of the Rutherford ranch

Cal's grandfather bought this ground in 1951 and ran cattle on it through the drought years. By 2019 the family was running fewer head and Cal had a stack of phone messages from people asking if any of it was for sale. So he had 480 acres on the south side surveyed into 31 parcels, recorded a road easement, and wrote one page of deed restrictions. Nineteen parcels have sold. Owners have built a strawbale house, two steel buildings with living quarters, a handful of cabins, and more than one fifth wheel that has been there three years and counting. Cal still grades the road himself twice a year, and the road fund is $180 a year per parcel.

Community

About Cedar Hollow

A small off-grid land community on part of a working cattle ranch south of Alpine, Texas. Parcels are sold deeded with recorded road access, and owners supply their own solar, water, and septic.

Brewster County, Texas

Location

480 acres

Total Area

5 to 40 acre parcels

Lot Sizes

Cedar Hollow Road Maintenance Association

Association

The land in numbers

What is out here

480

Acres, in 31 parcels

Parcels still for sale

4,600ft

Elevation, so summer nights cool off

25min

To groceries and fuel in Alpine

What you are buying

What comes with a parcel

And what is on you. Better to know now than after closing.

A recorded warranty deed

Title in your name at closing, insured through a title company in Alpine and filed with the county clerk. Not a lease, a membership, or a contract for deed.

Recorded road access

An easement from the county road to your parcel line, on four miles of caliche we grade every spring and fall.

Survey and pinned corners

Surveyed by a registered Texas surveyor, with iron pins and a T-post at each corner. You walk your own lines on the tour.

One page of deed restrictions

Residential use, one main house per five acres, no junkyards or commercial feedlots. Nothing about house size, siding, or color.

Owner financing

10% down, 9.9% fixed, up to ten years. No credit check and no prepayment penalty. About half our buyers use it.

Water, power, and septic

Those are yours. We keep a list of the well drillers, solar installers, and septic contractors other owners have used out here.

Four hundred and eighty acres

The land

High desert, dark skies, and room to breathe.

See Cedar Hollow in 3D

Real satellite imagery on real terrain. Take a look around before you visit.

Parcels

Prices as of October 2026

Per parcel, not per acre. Survey and closing costs are included. Payments shown are with 10% down at 9.9% over ten years.

5 Acres

$14,9003 left

$1,490 down, about $177 a month Road frontage on the main easement Good for a cabin or an RV pad

Ask about a 5-acre

10 Acres

$26,5005 left

$2,650 down, about $314 a month Room for a house, shop, and well site Three have a Cathedral Mountain view

Ask about a 10-acre

20 Acres

$46,0003 left

$4,600 down, about $545 a month Back line on open ranch land Room for a few goats or horses

Ask about a 20-acre

40 Acres

$79,0001 left

$7,900 down, about $936 a month The high corner of the ranch Its own draw and a stock tank

Ask about the 40

Owners out here

From people who bought

We bought ten acres on owner financing in 2021 and paid it off this spring, five years early. No penalty. Ines mailed us the release of lien the same week.

Arturo & Lupe G.

10 acres, since 2021

Lived in a fifth wheel for two winters while we built. January nights got down to 15 degrees and the propane bill hurt, so plan for that.

Shelby T.

20 acres, since 2022

We hauled water in a 300-gallon tank on a trailer for the first year. Now we catch it off the barn roof into two 2,500-gallon tanks and only haul in a dry spring.

Heath & Mari D.

5 acres, since 2023

Cal talked me out of the first parcel I liked because the pad would have needed a lot of dirt work. Cost him a quicker sale. The septic permit took about six weeks once the soil test was done.

Rosalind F.

10 acres, since 2024

The county road out of here washboards bad after a summer storm. The easement road inside the gate is better kept than the county part.

Ken M.

20 acres, since 2020

I bought five acres off the plat map and nearly backed out when I first drove the road in. Cal walked the corners with me the next morning, and the sky that night settled it.

Bev R.

5 acres, since 2023

What is on the paperwork

Title, access, and survey, all recorded

Title insured at closingThrough a title company in Alpine
Surveyed and pinnedRegistered Texas surveyor, every parcel
Recorded access easementFiled with the county clerk
Licensed Texas brokerInes handles every sale

Buying land

What buyers ask before a tour

Water, septic, financing, the road, and living in an RV while you build.

How do people get water?

Most start by hauling it from town in a 300 to 500 gallon tank on a trailer. Then they add rain catchment: a 1,000 square foot roof catches about 9,000 gallons in a normal year here. Wells on this side have come in at 450 to 700 feet, and the drillers we know quote $40,000 and up with a pump and solar.

What about septic?

In Texas a septic system needs a permit before it goes in, and here that comes from the county. A licensed site evaluator does a soil test first. Owners have paid $7,000 to $11,000 for a conventional system, more where they hit rock. Composting toilets are common while people build.

How does owner financing work?

10% down, 9.9% fixed, up to ten years, no credit check. We record the deed in your name at closing and hold a lien until it is paid. Pay it off early whenever you like, with no penalty. Late payments get a call from Ines, not a letter from a lawyer.

Can I live in an RV while I build?

Yes. The deed restrictions put no time limit on it, and you do not have to build at all. Several owners have been in a fifth wheel for years.

What is the road like?

Paved highway to the county road, about six miles of county gravel, then four miles of our caliche easement to the gate. A two-wheel-drive pickup is fine most of the year. After a heavy summer storm, give the low-water crossings a day.

What do property taxes run?

It depends on the appraisal and what you build. Owners of unimproved 10-acre parcels have told us their bills ran $350 to $550 in recent years. Ask the appraisal district for the current numbers before you buy.

Is there an HOA?

No. There is a road fund, $180 a year per parcel, and it pays for grading and gravel. It has no say over what you build.

Deeded land, dark skies,and no HOA.

Part of the Rutherford ranch

About Cedar Hollow

What is out here