Massive owners retreat comparable to luxury hotels spans an entire wing with a large sitting area, Jacuzzi tub, separate shower, dual vanities and custom cabinetry.

Outstanding schools, unmatched quality of life and outstanding immediate area demographics and econometrics. The Immediate Area (1-mi. radius, Zip Code and Census Tract outperforms most Benchmarks* with: low unemployment, high Income growth, high net worth, high home values, low home vacancy rates, very low mortgage leverage and high white collar employment.

Less than 1 mi. to Montague, 11 miles to Bowie, 36 miles to Interstate 35 and within 90 miles of DFW.

*Benchmarks include the City of Bowie, Montague County, the Wichita Falls-Lawton DMA, Oklahoma, Texas and the US

HIGHLIGHTS

(1) CLOUD LUXURY RANCH LISTING WITH THE LA BAHIA TEAM originally priced at $549K now $469,913 with 3% BBC

(2) The Grut Ranch of Montague County has the amenities to live like a rock star but priced under $500K

(3) 4,900 SF custom estate pool home with extensive outdoor areas on 22.87 acres, 1,150 driveway and 1,000 frontage

(4) Outstanding schools, unmatched quality of life and outstanding immediate area demographics and econometrics

(5) Soaring ceilings, 2-story fireplace in great room, walls of glass, gourmet kitchen and huge master suite

(6) Less than 1 mi. to Montague, 11 mi. to Bowie, 36 mi. to I35 and 84 mi. to DFW

OFFERING

The offering is available upon request in the following languages:

Afrikaans, Albanian, Armenian, Azerbaijani, Basque, Belarusian, Bulgarian, Catalan, Chinese (simplified), Chinese (traditional), Croatian, Czech, Danish, Dutch, Estonian, Filipino, Finnish, French, Galician, Georgian, German, Greek, Haitian Creole, Hebrew, Hindi, Hungarian, Icelandic, Indonesian, Irish, Italian, Japanese, Korean, Latin, Latvian, Lithuanian, Macedonian, Malay, Maltese, Norwegian, Persian, Polish, Portuguese, Romanian, Russian, Serbian, Slovak, Slovenian, Spanish, Swahili, Swedish, Tai, Turkish, Ukrainian, Urdu, Vietnamese, Welsh and Yiddish.

We will make every effort to accommodate other languages, but it is dependent on availability of translation resources.

Please send an email for the offering in any other language.

PROPERTY

A secluded drive tucked away to maximize your privacy welcomes you to The Grut Ranch in Montague County, Texas. This exclusive enclave is a premier home and setting competitive with the most elegant North Texas-Oklahoma ranch and equestrian estates.

The prestigious 22+ acre setting features an extensive array of natural and carefully selected fauna. As you enter the property, you meander 200 yards (two football fields) along a hard packed thoughtfully designed drive enjoying the elevation change from 1,000 elevation to over 1,050+ as you reach the luxury estate residence.

Before you arrive at the home, to your left is a circular drive provides a focal point for viewing horses and the natural life and ambience of the Montague Ranch.

Another 75 and you arrive at the stunning double door grand entry into the home. With extensive parking in front and to the side of this estate home, the scale and homes entertaining capacity and convenient design, you could literally comfortably host a school reunion!

You can now fully appreciate the Homes quiet elegance as contemporary meets estate ranch living. The home is an architectural inspired masterpiece with soaring ceilings, walls of glass, state-of-the-art kitchen resulting in a luxury home and ranch estate extremely difficult to replicate at under $1,000,000.

As you enter through the custom wood double door entry, you immediately arrive in a breathtaking two story great room. Designed for elegant living and entertaining, it is attached to the formal living area, family room and stunning kitchen. A second story walkway provides addition vantage points to fully appreciate this majestic home.

Your family will keep warm by the fire in the stone and glass Great Room competitive with any Hill Country or Colorado design. The 20+ ceilings are lit by architectural lighting plus a two story wall of windows. The Great Room is perfectly positioned to provide uncompromised private, vista views of the pool and patio area.

The kitchen will delight the most demanding gourmet. The cooking area features matching stainless steel appliances including a 6 burner gas range and 27 cubic foot French door refrigerator.

All cabinetry is custom and surfaces are Corian providing the elegance of granite combined with the eco-friendly use of composite materials much more reliable in a professional kitchen. The array of professional appliances includes matching warming drawer and wine cooler.

The massive master suite is comparable to luxury hotels and spans an entire wing of the home. With a sitting area larger than many suburban bedrooms, Jacuzzi tub, separate shower, dual vanities and custom cabinetry, it provides an exquisite owners retreat.

The custom pool and entertainment area give yet another reason to spend your summer days outdoors. The pool and the grounds were designed for maximum enjoyment, access and privacy.

(1) Estimated SF. 4,989 SF*per Montague County Appraisal District (MCAD).

(2) Year completed. 1999*

(3) Configuration. 4 bedrooms, 3 baths with great room concept and oversized two-car garage

(4) Energy efficiency. Doubled paned sliding doors. Carrier multi-unit HVAC system.

(5) Appliances. Stainless steel featuring a 6-burner gas stove

(6) Pool. Custom

(7) Additional outdoor formal SF. 1,152 est. of cement and paver based patio and walkways**

(8) Total drive way length. 1,220.11 estimated hard packed gravel**

(9) Lot size. 22.87 acres*

(10) Highway frontage. 1,078.85 est. frontage on Texas Highway 59**

(11) Xeriscaping. All architecture and landscaping are based on design principles that respect the environment, energy, beauty, privacy and elegance of Montague Ranch.

(12) Elevation range. Est. at 55 +/- range. Lowest elevation in the lower southwest property line at 997 est. to the highest elevation at the home site at 1,053 est. elevation.**

(13) Electric. Underground electric pulled an est. 175 from highway to home**

(14) Other utilities. Septic and well on-site. Satellite. Propane.

(15) In City Limits? No*

(16) School district. Montague and Nocona ISDs*

(17) Legal: PIDN: R000006199 GEO: 20024.0000.0000.0300: Acres: 22.870 AB 24 JAMES BRADSHAW SURVEY

*All measurements and data from the Montague County Appraisal District unless otherwise noted

**CBC estimates

LOCATION

(1) Just northwest of Bowie. Located 11 mi. northwest of the US 81/US 287 TX 59 intersection of Bowie

(2) Texas regional access. 35 mi. to Gainesville (Interstate 35), 55 mi. to Wichita Falls and 68 mi. to Denton

(3) Oklahoma regional access. 33 mi. to Bellville; 35 mi. to Rubottom; 46 mi. to Waurika, 75 mi. to Ardmore, 97 mi. to Durant and 108 mi. to Lawton

(4) Convenient to Dallas and Fort Worth. 73 mi. to Keller, 81 mi. to Grapevine, 83 mi. to Fort Worth, 91 mi. to Carrollton and 92 mi. to Arlington

(5) Outstanding airport access. 53 mi. to Wichita Falls Municipal Airport (SPS) with American Airlines commuter service to DFW; 91 mi. to Dallas-Fort Worth Intercontinental (DFW); and 103 to Dallas Love Field International (DAL)

SCHOOLS AND SCHOOL DISTRICTS ANALYSIS

We utilize GreatSchools for comparative analysis of school districts and schools across geographic areas.

(1) Schools attended.

(a) Assigned schools. Elementary students go to Montague Elementary School and high school students go to Prairie Valley High.

(b) Optional high schools. High school students can also elect to go to Nocona High School or can elect to go to Bowie High, Forestburg High, Saint Jo High, Prairie Valley High or Stoneburg High.

(2) Summary. All schools assigned and both school districts received greatschools scores of 7 of 10. All schools and the School District have extremely high GreatSchools ratings. Montague Elementary has the highest TEA rating Exemplary and TAKS scores as high as any elementary we have analyzed in the past 12 months. Both assigned schools have high TAKS scores, excellent reviews and unmatched flexibility in schools at the high school level make this a tremendous educational setting.

(3) Montague Independent School District.

(a) 7 of 10 GreatSchools rating

(b) Schools. 1

(c) Students. 103

(4) Montague Elementary School (grades PK-8)

(a) GreatSchools Rating. 7 of 10 stars

(b) TEA recognition. Exemplary

(c) Grade 3 TAKS results: Reading 100% and Math 100%

(d) Grade 4 TAKS results: Reading 86% (100% in 2009), Writing 100% and Math 57% (100% in 2009)

(e) Grade 5 TAKS results: Reading 93%, Science 93% and Math 100% (no data reported for 2009)

(f) Grade 6 TAKS results for 2009 (2010 data not yet reported): Reading 93% and Math 58% (86% in 2008)

(g) Grade 7 TAKS results: Reading 82% (100% in 2009, Writing 100% and Math 60% (63% in 2009)

(h) Grade 8 TAKS results: Reading 100%, Social Studies 100%, Science 86% (100% in 2009) and 71% Math (80% in 2009)

(i) Community ratings.

Community overall. 3 of 5

Teacher quality: 5 of 5

Principal leadership: 3 of 5

Parent involvement: 5 of 5

(j) Most recent review without a rating. This is a small school providing more one on one learning. The teachers are great.

(k) Most recent review with a rating. 5 of 5 stars. We find this school to be wonderful! We moved from a large district in which our daughter was dropped through the cracks of the system. Montague has worked a lot in improving not only her grades but her self esteem. A lot of one-on-one help from teachers and even the Principal will teach a class when needed. They are small so they don't have music or art but their sports are excellent. My daughter just loves volleyball now! Parent involvement excels more than I could even imagine. All the good things that you hear about in a small school are true for Montague. I'm willing to drive the 30 min round-trip twice a day just to have her go here!

(5) Nocona Independent School District.

(a) 7 of 10 GreatSchools rating

(b) Schools. 3

(c) Students. 832

(6) Nocona High School (grades 9-12)

(a) GreatSchools Rating. 7 of 10 stars

(b) TEA recognition. Recognized

(c) Grade 9 TAKS results: Reading 96% and Math 74% (79% in 2009)

(d) Grade 10 TAKS results: Social Studies 98%, Science 73%, English Language Arts (98%) and Math 78%

(e) Grade 11 TAKS results: Social Studies 100%, Science 95%, English Language Arts 88% (98% in 2009) and Math 92%

(f) Community ratings.

Community overall. 3 of 5

Teacher quality: 4 of 5

Principal leadership: 5 of 5

Parent involvement: 4 of 5

(g) Most recent rated review. 4 of 5 stars. I received a wonderful education at this school - I passed the TAAS & SAT with flying colors, and I was more than ready for college. The teachers here were wonderful, as was the drama department. The only thing that keeps NHS at 4 stars is the lack of diversity in extracurricular and physical education activities and the choices in language classes (at the time I attended, there was only Spanish). Overall, however, as a current Teacher, I appreciate everything my teachers did for us, the students.

DEMOGRAPHICS & ECONOMETRICS

(1) Summary. We define the Immediate Area as a 1-mi. radius, the 76251 zip code (generally considered the Montague area zip and Census Tract. The Immediate Area outperforms other Benchmarks* in many key demographic indicators including:

(a) Low unemployment

(b) High Income growth

(c) High net worth

(d) High home values

(e) Low home vacancy rates

(f) Low mortgage leverage

(g) High white collar employment

*Benchmarks. 1-mi. radius, 76251 Zip Code (generally considered the Montague community), Census Tract, City of Bowie, Montague County, the Wichita Falls-Lawton DMA, Oklahoma, Texas and the US.

(2) Data baselines. All data is 2010 and from CCIM unless otherwise defined. Annual % change calculations are proprietary to CBC Southwest Partners.

(3) 1-mi. radius compared to ALL Benchmarks.

(h) Highest annual % change in median household income

(i) Highest % population 35-64 years old

(j) Tied for highest % home values $500K-$749.9K

(k) Highest annual % growth in $100K+ household incomes

(l) Lowest avg. mortgage / avg. household income (low leverage)

(m) Lowest % divorced

(n) Highest % residents in government

(o) Lowest % vacant homes for rent

(p) 2nd lowest % vacant homes for sale

(q) 2nd lowest % homes vacant for legal, foreclosure and other reasons

(4) Zip Code compared to ALL Benchmarks.

(a) Tied for highest % $500K+ household incomes

(b) Highest % homes with no mortgages

(c) Highest % married and living together

(d) Highest % residents in finance, insurance and real estate

(5) Census Tract compared to ALL Benchmarks.

(a) Lowest unemployment

(b) 2nd highest avg. home values

(c) 2nd highest % home values $750K-$999.9K

(d) Highest % home values $1M+

(e) Highest median household net worth

(f) 3rd highest % household net worth $1M+

(g) Lowest avg. mortgage / avg. home value (low leverage)

3% BUYER BROKER COMMISSION

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A buyer broker does NOT have to accompany their buyer to any showings.

CONTACT INFORMATION

Call 1.979.421.9996 to set up an appointment, request additional information or answer any questions.

GRAPHIC ANALYSIS

All analysis is based on defined and published sources. Unless otherwise noted, all demographic and econometric data is from Site to do Business, the demographic & econometric arm of the Certified Commercial Investment Member (CCIM) Commercial Investment Real Estate Institute. This CCIM service is in collaboration with ESRI.

Most annual % change estimates and traffic projections are based on Coldwell Banker Commercial Southwest Partners proprietary models.

There are 2,184 underlying PDF sets available on the property website or on request.

DISCLOSURES & COPYRIGHTS

Coldwell Banker Commercial Southwest Partners is a wholly owned franchise of Alexander Tiffany Southwest, LLC. Analysis is preliminary, based on proprietary systems and models, is time sensitive and based on assumptions-stated and unstated. Graphics are only renderings. Measurements are only estimates. No warranties are expressed or implied. All content is protected by copyright laws, is only for prospects or legal representatives, and should not replace buyers own due diligence and analysis. Any other use is prohibited.