GENERAL: The ranch is considered prime for both recreation and production, with about 100 acres improved pasture subject to irrigation, another 100 acres of towering hardwood bottomland and about 46 acres of South Texas-type bull mesquite and native grasses. Topography is gently rolling to flat, falling down to major flowing Sandies Creek, which forms the border for about ½ mile to the west. This creek holds water even in drought, and flows semi-clear most of the time, offering a few deep holes and rock/gravel rapids. The riparian environment is lush, shaded under giant oak, pecan and elm trees, and the habitat is superb for deer, turkey, varmints and hogs.

The land rises up to ultra-fertile bottomland fields and hardwood forests, and is extremely productive for hay and beef production. Much of this land is in Jiggs Bermuda grass, usually yielding 4 round bales/acre per cutting if fertilized and weed sprayed. The fields are sprinkled with scattered large oaks and mesquites, creating a visual that is quite pleasing.

Uplands are sandy, and mostly in Jiggs or Coastal Bermuda. When these fields are cut and baled, they are literally overrun with turkey feasting on grasshoppers plucked from the freshly mowed turf. Deer hide in the forests and bottoms, and herds of 10 to 20 animals are seen on these fields at dawn and dusk. A nice 10 point buck was observed recently by the owner, who has never allowed hunting of any kind.

A 1.5 acre fishing lake is stocked with bass, perch and bluegill, and is often sprinkled with waterfowl during seasons of migration. This lake lies in an exquisite setting near the home, and is accessed by a wooden pier/dock with metal ladder.

Another feature of this unique ranch is a 700 gpm artesian water well cased to the Carrizo/Wilcox. Local water authorities have stated that this is one of the best wells in the county. This well is tied into a system of 4” pipe that distributes irrigation quantity water to about 50% of the ranch, including two stock tanks and the highest elevation. In the past, a diesel engine has driven a pump that fed a hose reel sprinkler at about 300 gpm. This system has been dismantled, and a new owner can choose their own distribution system to suit their needs, with extensive underground pipe already in place.

The improvements are functional, not gaudy, and the ranch has an overall manicured, refined appearance in most areas. The home is a 3 BR, 2 BA manufactured home with nice porch and ultra-cool back deck and patio overlooking the lake, creek bottom and hayfields. There are two portable buildings perfectly suited for storage of light equipment and accessories, and there is a two car carport. All furniture and accessories convey with the sale, with the exception of a few personal items to be retained by seller.

The home is served by municipal water, has a brand new composition roof, and is in good condition. It has central air and heat, and is currently served by Dish Network. A new septic line was installed in past year as well. It has been used regularly by owners on weekends and is ready to live in if need be.

Other improvements include a good set of pipe working pens, fair to excellent fencing and cross fencing, a very nice equipment barn and shed, another water well with submersible pump, an electric gate entrance and good main ranch road. All equipment and implements convey with the sale, including a tractor with loader, compressor, mower, shredder, four wheeler, disk, posthole digger and much, much more. This ranch is a turn key offering with most items ready to use, and lots of value in smaller accessories.

It is rare to find so much pop in such a small ranch, but this one truly has it all! We welcome the opportunity to turn it over to new ownership, as current owners simply don’t use it nearly as much as anticipated and are sad to sell, though clearly realizing a transfer to new, hands-on ownership is the right thing to do.

FINANCIAL: $3,750/acre, cash to Sellers, who will provide basic title insurance and recent survey. Mineral conveyance is to be about 25%, with 100% executive rights to new owner. Sellers will convey 100% commercial water rights at asking price. Information contained herein is deemed reliable, but is not warranted by Seller, and is subject to change, prior sale, errors and/or omissions and prior sale. Buyers are urged to verify representations on their own, and draw their own conclusions about the usefulness or value of the Property for a given purpose. Property conveys “as is, where is, with no warranty other than that of title . . .” Seller is a licensed Texas Real Estate broker. Shown by appointment only – DO NOT TRESPASS.

Buyer’s brokers must be identified on first contact, and must accompany buying prospect on first showing to be allowed full fee participation. If this condition is not met, fee participation will be at sole discretion of LANDTX, David E. Culver, broker.