Ranch Dreams:
Where Family, Land, and Legacy Connect.

With deep Texas roots and generations of experience,
Ranch Dreams connects you with the resources and expertise needed to design, build and forge your dream ranch.

Why Ranch Dreams?

As Director of the Ranch Dreams Team, James C. Bohls understands that finding the perfect ranch is just the first step. Turning it into a true homestead requires a symphony of expertise. That’s where James’s years of experience building partnerships come in. He can connect you with the right land developers, home builders, land management specialists, designers, and structural assessors to bring your vision to life. Whether you need help navigating permits, maximizing long-term value, or even understanding market trends for future investment, James acts as your conductor, ensuring each piece of the puzzle fits seamlessly. He won’t just help you find your dream ranch, he’ll help you transform it into a legacy for generations to come.

Take your dream from Heart to Heritage! Explore our Ranches & Properties, discover tailored Solutions & Services, learn about Our Texas Roots, browse FAQs, and meet Our Trusted Partners. Have questions? We’re here to help—contact us today!

Ranches – Properties

Current Projects

17.6 acres of Prime Hill Country Land

17 Acres

17.6 acres of Prime Hill Country Land

 Past Projects – SOLD

Hill Country Ranches – Sub Division – 2460 Acreage

Hill Country Ranches

2,460 Acreage

Blanco Vista Estates

Blanco Vista Estates

Estate-sized homesites in scenic Hill Country

Rio VIsta Ranch

Rio Vista Ranch

187.34 acres in the Heart of Country Living

Solutions and Services

Ranch Dreams Services

Ranch Dreams offers specialized ranch land services. We offer expert guidance on ranch management, property improvements, and development. Our deep understanding of wildlife management, agriculture, and water resources ensures your ranch operates efficiently and sustainably. Whether you’re seeking to enhance your property’s value, manage wildlife habitats, or explore new opportunities like solar energy or carbon credits, we’re here to assist you.

Core Services

  • Ranch Land Project Management: Overseeing Ranch Land property development projects
  • Ranch Land Appraisal: Determining the value of ranch properties
  • Ranch Land Management: Providing guidance on land management practices
  • Ranch Property Improvements: Advising on improvements like fencing, water systems, and structures
  • Ranch Development: Consulting and Advice on “highest and best use” decisions of property (ie convert to conservation easements, subdivision potential, rural acreage parcels, MUD (municipal utility district) entitlement for high density development).Assisting with the development of ranch properties for various uses (e.g., Homestead Building, livestock, recreation, conservation)

Additional Services

  • Wildlife Management: Consulting on wildlife habitat management and conservation
  • Agricultural Consulting: Offering advice on agricultural practices and crop selection
  • Water Resource Management: Providing guidance on water conservation and usage
  • Ranch Property Marketing: Assisting with the sale or lease of ranch properties

Specialized Services

  • Hunting Lease Management: Assisting with hunting lease agreements and management
  • Solar Energy Development: Advising on solar energy projects for ranch properties
  • Carbon Sequestration Consulting: Helping landowners explore carbon credit opportunities

Our Texas Roots

From Frontier to Future: Five Generations of the Bohls Family

Diedrich Bohls (Harm Dietrich Bohlsen) was born on January 22, 1800, in Oldenburg, Lower Saxony (Niedersachsen), Germany. At 44, he set out with his family in pursuit of a better life and a lasting legacy. They boarded the ship Apollo to cross the Atlantic, facing numerous hardships along the way. Ship records show that Diedrich, his wife, and their three children arrived in Texas on December 20, 1844. The Apollo was the fourth ship sponsored by the German Emigration Society, also known as the Adelsverein, which sought to settle the roughly 3.8 million acres of the Fisher-Miller Grant. This land grant, issued by the Republic of Texas in 1842, was designed to attract German and other European settlers to the Texas Hill Country and help them establish new communities.

For the Bohls family, the Fisher-Miller Grant represented the promise of a fresh start, but the journey and settlement were filled with challenges—from gruelling travel conditions to conflicts with Native American tribes. Instead of disembarking in Galveston, the Apollo continued to Indianola, where the immigrants faced even greater hardships before moving inland. Undeterred, Diedrich and his family persevered, finally settling in East Austin in 1847. There, he purchased a 40-acre farm from Ashford B. McGil—land that would become part of modern-day Rosewood Park. This firmly marked the first foot step and foundation of the Bohls family’s enduring legacy in Central Texas.


1 – Diedrich Bohls 1800 – 1863 (Harm “Diedrich” Bohlsen)
2 – Theodore Bohls 1852 – 1932
3 – Herbert Bohls 1891 – 1968
4 – Everett Bohls 1918 – 2009
5 – James Bohls 1961 – (Present)

For more than 180 years, the Bohls family has been shaping Central Texas—not from the spotlight, but through hard work, vision, and an enduring connection to the land. What began as a dream carried across the Atlantic has grown into a lasting legacy of ranching, development, and community building. Each generation has built upon the one before, turning wild frontier into thriving homesteads, businesses, and communities that continue to define the Texas Hill Country today.

Everett Bohls circa 1955

Explore the Detailed Bohls Heritage

Harm Diedrich Bohlsen was born on January 22, 1800, in Oldenburg, Germany. At 44, he set sail with his family aboard the Apollo, seeking opportunity in Texas. The Apollo, the fourth ship sponsored by the German Emigration Society (Adelsverein), carried them across the Atlantic, landing in Texas on December 20, 1844. Instead of disembarking in Galveston, they continued to Indianola, enduring hardships before settling inland.

Diedrich secured 40 acres in what is now East Austin, purchasing the land from Ashford B. McGil in 1847. But that was only the beginning. With foresight and determination, he patented 640 acres through the Fisher-Miller Grant and later expanded his holdings to also include 200 acres at the confluence of Barton Creek and Little Barton Creek. This land and its resulting community laid the foundation for what would become the charming city of Bee Cave, Texas. His carefully chosen tracts set the stage for his family’s enduring prosperity, transforming his dream into a legacy that continues to shape Central Texas.

Theodore Bohls inherited more than land from his father—he inherited a belief in the power of growth and possibility. One of seven children of Diedrich and Anne Bohls, Theodore expanded the family’s holdings, purchasing land along what is now Highway 71 West and extending north past RM 2244. His land would later become the site of major developments, including The Uplands and retail centers anchored by H-E-B. His stewardship of the land ensured that what his father started would continue to flourish, setting the stage for the next generation to innovate and build upon his vision.

Herbert C. Bohls had a deep love for the land but also a mind for innovation. In 1927, he acquired 1,070 acres of prime Hill Country terrain stretching from Bee Cave Road to Lake Austin. Where others saw rugged landscape, he saw potential. He carved roads from caliche and limestone, built homesteads and barns, and revolutionised pecan farming with advanced grafting techniques. His orchards thrived, producing over 10,000 pounds of pecans annually and earning him the Grand Champion title at the 1960 Travis County Pecan Show.

Even when faced with challenges, like the devastating 1935 Colorado River flood, Herbert pressed forward. His former ranch-lands now house the Hill Country Galleria, Lake Pointe subdivision, and conservation areas—evidence of his foresight and connection to the land.

Everett Bohls didn’t chase recognition or wealth—he simply loved the land and saw ways to make it work for others. Through steady, thoughtful development, he created neighbourhoods, commercial spaces, and recreational retreats that provided opportunity for countless families. His projects included Austin’s Colony and South Texas hunting lands, each shaped by his practical approach and commitment to making land ownership accessible through owner-financed sales.

Beyond land development, Everett’s entrepreneurial spirit led him into diverse industries. He founded businesses like Travis Boats and Motors, Featherlite Block Co., and Longhorn Disposal—not out of ambition for fame, but from a love of building and problem-solving. His contributions extended beyond real estate, developing establishments like The Tavern and Schultz’s Beer Garden, ensuring they remained a part of Austin’s cultural fabric.

More than anything, Everett was a man who enjoyed life—traveling, painting, and working on whatever inspired him. His true legacy isn’t just in business, but in the knowledge and values he passed down, shaping the next generation with the same quiet dedication that defined his own journey.

James Bohls carries forward the Bohls legacy with the same visionary spirit that defined his ancestors. With Ranch Dreams, he has taken the family’s land expertise into the modern era, helping others create their own Texas legacies. His developments—including Rio Vista, Blanco Vista Estates, and the expansive 2,460-acre Hill Country Ranches subdivision—offer families the opportunity to put down roots in one of the most sought-after regions of Texas.

Like those who came before him, James doesn’t just see land—he sees possibility. He has played a key role in transforming the region into a place where new families can establish roots and envision their future, much like Diedrich did generations ago. Whether developing Hill Country ranch properties or curating new communities, he ensures that the Bohls name remains synonymous with innovation, stewardship, and the enduring spirit of Texas landownership. As Central Texas continues to grow, James is there, shaping the future while honouring the past—just as his family has for generations.

FAQs

Finding the perfect homestead or ranch is an exciting journey, but the process comes with complexities that first-time buyers may not anticipate. From understanding water rights and zoning regulations to evaluating land value and legal considerations, having the right knowledge can make all the difference in securing the property of your dreams. This collection of frequently asked questions, supported by the insights found in Buying Rural Land in Texas by Charles E. Gilliland, provides essential guidance on the key aspects of purchasing, selling, and developing rural land. While these FAQs offer a helpful starting point, it’s always recommended to consult certified real estate agents for expert advice and licensed attorneys for legal matters to ensure a smooth and informed land-buying experience.

Explore Frequently Asked Questions and their Answers here:

General Land Buying - FAQs

  1. What are the key factors to consider before buying rural land in Texas?
    Before purchasing, consider land use goals, property rights, location, water availability, zoning regulations, and accessibility. Understanding these factors helps in making an informed decision.
  2. How do I determine the value of rural land?
    Land value is influenced by factors such as location, terrain, water resources, improvements, market trends, and potential land use. A professional appraisal or comparative market analysis can help assess value.
  3. What legal rights and restrictions come with buying rural land?
    Legal considerations include mineral rights, water rights, easements, zoning laws, and property tax implications. Reviewing a land title and consulting a real estate attorney is essential.
  4. How do I verify if the land has access to utilities and infrastructure?
    Check for existing utility hookups, water sources, road access, and proximity to essential services. If utilities are not available, factor in the cost of installation.
  5. What risks should I be aware of when buying rural property?
    Risks include unclear property boundaries, flood zones, environmental regulations, encroachments, and hidden costs like taxes and maintenance. Conducting a land survey and title search can mitigate these risks.
  6. What is an exit strategy, and why do I need one?
    An exit strategy is a plan for selling or transitioning land use in the future. Factors like resale value, market demand, and potential for development should be considered when making a purchase.

  1. What are the best ways to increase the value of my ranch land before selling?
    Improving road access, enhancing water sources, maintaining pastures, adding fencing, and obtaining proper zoning for development can increase property value.
  2. Can I subdivide my land for resale or development?
    Subdivision is possible but subject to county regulations, zoning laws, and access requirements. Consulting a land-use expert ensures compliance with local rules.
  3. What are the common challenges of developing rural land?
    Infrastructure costs, permitting requirements, environmental concerns, and soil suitability for building can all pose challenges. Proper planning and expert guidance can help overcome these obstacles.
  4. How do I market my ranch land for sale?
    Listing with a land-specialized real estate agent, using high-quality photography, highlighting unique features (such as water access or wildlife), and leveraging online platforms can attract buyers.
  5. Are there tax benefits for ranch landowners?
    Yes, Texas offers agricultural and wildlife tax exemptions that can significantly lower property taxes. Landowners must meet specific criteria to qualify.
  6. What financing options are available for buying or developing ranch land?
    Financing options include traditional mortgages, land loans from rural banks, seller financing, and government-backed programs like those from the USDA.

  1. How can I ensure my land has a reliable water source?
    Investigate groundwater availability, well depths in the area, water rights, and potential for rainwater collection. A hydrological survey may be necessary.
  2. What should I know about Texas water rights when buying land?
    Texas follows a complex water rights system where surface water is state-owned and groundwater is privately owned. Understanding these rights helps avoid legal disputes.
  3. What are the key environmental factors to consider before buying rural land?
    Buyers should evaluate floodplain status, soil quality, water availability, wildlife habitats, and potential contamination from prior land use. Conducting environmental assessments can help identify any hidden issues.
  4. How do I check if a property is in a flood zone?
    The Federal Emergency Management Agency (FEMA) provides floodplain maps, and local county offices can confirm flood zone designations. A surveyor or engineer can also assess flood risks on-site.
  5. Can I drill a water well on my property?
    Drilling a well requires checking groundwater availability and local regulations. Texas follows the “Rule of Capture,” but some groundwater conservation districts impose restrictions. It’s best to research well depth, water quality, and permit requirements before purchasing.
  6. Are there restrictions on clearing land for agriculture or development?
    Some areas have restrictions on tree clearing, soil disturbance, and land grading, especially if they impact protected habitats or waterways. Check with local county offices and Texas Parks & Wildlife for regulations.
  7. What wildlife conservation programs or tax exemptions are available?
    Texas offers wildlife management and agricultural tax exemptions that can significantly reduce property taxes. Landowners must meet specific usage requirements, such as habitat preservation or agricultural production, to qualify.
  8. How do I verify if a property has environmental hazards or contamination?
    A Phase I Environmental Site Assessment (ESA) can identify past uses of the land and potential contamination risks from chemicals, oil, or industrial activity. If concerns arise, a Phase II ESA may be needed for soil and water testing.

  1. What are the first steps to buying rural land in Texas?
    Start by defining your goals—whether for ranching, recreation, investment, or development. Research property rights, zoning, and potential land use restrictions before beginning your search.
  2. How do I determine the value of a rural property?
    Land value depends on factors such as location, size, water access, soil quality, market trends, and improvements. Consulting a real estate professional or appraiser can help assess a property’s fair market value.
  3. What legal considerations should I be aware of before buying?
    Buyers should review property deed restrictions, easements, mineral rights, water rights, and any local or state regulations affecting land use. Consulting an attorney specializing in Texas land law is recommended.
  4. How do I verify water rights and access on a property?
    Water rights in Texas can be complex. Verify if the property has surface water access, groundwater wells, or water rights permits from the Texas Commission on Environmental Quality (TCEQ).
  5. What should I consider before financing rural land?
    Traditional mortgages may not apply to raw land. Look into financing options such as farm credit banks, seller financing, or land loans from specialized lenders like the Texas Land Bank.
  6. What is an “exit strategy,” and why is it important?
    An exit strategy is a plan for selling or repurposing the land in the future. Consider factors like resale value, market trends, and land improvements that could impact future profitability.

  1. What are the best ways to develop ranch land in Central Texas?
    Development options include cattle ranching, farming, recreational use, eco-tourism, or subdividing for residential properties. The best use depends on location, zoning laws, and natural resources.
  2. How do I determine the best use for a piece of land?
    Evaluate factors such as soil quality, water availability, topography, and local market demand. A feasibility study or consultation with a land planner can help determine the land’s highest and best use.
  3. What should I know about land zoning and restrictions?
    Zoning laws, county regulations, and deed restrictions can limit land use. Check with the county planning office to ensure your intended use complies with local laws.
  4. Can I subdivide and sell parts of my ranch land?
    Subdivision laws vary by county. Some areas require minimum lot sizes, road access, or infrastructure development. Research local subdivision regulations before purchasing with this intent.
  5. What tax benefits are available for rural landowners in Texas?
    Texas offers agricultural and wildlife tax exemptions that can significantly lower property taxes. Landowners must meet usage requirements to qualify.
  6. What economic trends affect rural land values in Central Texas?
    Factors such as population growth, demand for recreational property, water access, and agricultural trends influence land prices. Keeping an eye on market conditions can help buyers make informed investment decisions.

  1. What risks should I consider before buying rural land?
    Common risks include unclear property boundaries, environmental hazards, flood zones, lack of utilities, and undisclosed easements. Conducting a thorough due diligence process can mitigate these risks.
  2. How do I confirm property boundaries and legal access?
    Hire a licensed surveyor to verify boundary lines and access points. Ensure that the property has a legal ingress/egress easement if it’s landlocked.
  3. What environmental concerns should I check before buying?
    Consider floodplain status, soil quality, wildlife habitat restrictions, and potential contamination from previous land use. Environmental assessments can help uncover hidden issues.
  4. What should I look for in a land purchase contract?
    The contract should clearly outline purchase price, contingencies (such as financing and inspections), property rights included (e.g., mineral and water rights), and closing timelines.
  5. How long does the closing process take for rural land?
    Closing times vary but typically take 30 to 90 days. Delays can arise from title searches, financing approvals, and due diligence inspections.
  6. Do I need a real estate attorney for a rural land purchase?
    While not required, hiring a real estate attorney can help review contracts, address legal concerns, and ensure a smooth transaction, especially for large or complex land deals.

  1. How do I determine if a property has reliable water sources?
    Start by identifying available water sources such as wells, ponds, rivers, or municipal water connections. Review historical rainfall data, check water table depth for wells, and inspect any existing surface water features.
  2. What are groundwater rights, and do they come with the land?
    Texas follows the “Rule of Capture,” meaning landowners generally have the right to pump groundwater beneath their property. However, local groundwater conservation districts may impose restrictions on well usage and drilling. Always verify groundwater rights before purchasing.
  3. How can I confirm if a property has access to a well or can support one?
    Request well logs from the Texas Water Development Board or consult a hydrologist to assess the groundwater availability in the area. If no well exists, a test well can help determine if drilling is viable.
  4. Are there legal restrictions on using surface water (lakes, rivers, or ponds)?
    Surface water in Texas is generally considered state-owned, meaning you may need a permit from the Texas Commission on Environmental Quality (TCEQ) to use or divert it. Verify whether any permits exist or are required for your intended use.
  5. What should I check before building a pond or water retention system?
    Determine if you need a permit, assess local watershed impact, and ensure the soil is suitable for water retention. Consulting a land planner or the USDA Natural Resources Conservation Service (NRCS) can help guide the process.
  6. How do water availability and rights impact land value?
    Properties with reliable water sources—especially deep wells, year-round creeks, or established irrigation rights—tend to have higher value and greater development potential. Scarce water access or legal restrictions can lower land usability and long-term investment returns.

Still have Questions?
Contact Us Now! info@ranchdreams.com or ‭+1 (512) 917-5902‬ – We’re always happy to help!

Trusted Partners

In the journey of developing land, building a home, and creating a lasting heritage, collaboration with a dedicated team is essential. Our Trusted Partners bring together passionate professionals whose skill, experience, and integrity ensure that every project flourishes. Together, we are committed to nurturing a vibrant Central Texas community that is healthy, happy, and enjoyable for all.

Plateau Land & Wildlife

plateauwildlife.com
+1-512-894-3479
plateau@plateauwildlife.com

Texas Real Estate Research Center

trerc.tamu.edu

Austin Outline | Custom Builders

Austin Custom Home Builders
austinoutline.com

71 West Ranch

Wedding Venue, Event Space, Banquet Hall
71 West – Spicewood, Texas
71westranch.com

Country Roots construction, LLC

Land Clearing, Fencing and Welding
+1-210-840-2292
Manehernandez0608@gmail.com

Kenny Dryden

KENNY DRYDEN INVESTMENTS
Commercial Real Estate Brokerage
Developments & Investments
+1-512-750-0235
kennydryden@gmail.com

Blaine Terry

BeBetter CrossFit
www.bebettercrossfit.com
+1-214-709-1641
bebettercrossfit@gmail.com

Greg Carter

https://trilogypowered.com

and

Nautilus Offshore
Innovative Technology for Oil & Gas Development
nautilusoffshore.com
+1-832-971-0070
greg@nautilusoffshore.com

Contact Us

At Ranch Dreams, we believe that the most important deals—those that shape your family’s future or your own financial success—begin with real conversations. While we embrace digital communication, nothing replaces the clarity and trust built through face-to-face or voice-to-voice dialogue.

Contact Us Now

info@ranchdreams.com
or
‭+1 (512) 917-5902‬

BohlesInterests.com

RanchDreams.com is a Bohls Interests Entity.