21.33 acres in Simms, TX, offering the perfect blend of open pasture and beautiful timberland. Approximately 6 acres are in pasture, ideal for a small livestock operation, hay production, or simply enjoying the wide-open space. The balance of the property is covered in a mix of hardwoods and pine, providing shade, natural beauty, and excellent wildlife habitat. Water and electricity are available at the road, giving you the convenience and flexibility to build right away. This property would make an excellent homesite, with multiple spots to choose from for your dream home, Barndominium, or cabin. Its also well-suited as a weekend getaway, offering plenty of room to explore, relax, and enjoy the peace and quiet of the country. For outdoor enthusiasts, the area is known for abundant deer and hogs, making this a great hunting tract as well. Whether youre looking for a permanent residence, recreational retreat, or a place to invest inland for the future, this tract in Simms provides a rare opportunity with endless potential.