Dont miss the rare opportunity to own this North Texas ranch with its own private 37 acre lake, paved road access, and no current oil/gas production on the property. The landscape throughout this property is very beautiful and diverse, providing a great mix of wooded and open areas, with scenic views provided by the rolling elevation changes. This ranch has been owned by the same family for almost 50 years, as a home and recreational ranch, and as a cattle operation.
LOCATION: The ranch is located just a few miles northeast of the City of Nocona, in Montague County, approximately 1.5 hours northwest of Fort Worth and within 2 hours of Dallas. The quaint and historical city (population 3,000) provides great conveniences and community activities. Nocona is renowned for its Chisholm Trail heritage, established leather industries (boots and baseball gloves), and classic car museums/venues.
THE HOUSE: The 400ft long paved driveway directly from FM 1956, leads directly to the 1,800+ sq. ft. single story home, surrounded by dozens of mature oak trees. The brick exterior home, built in 1973, has 3 bedrooms and 2 full baths, 2 living areas, a utility room, storage, and a 2-car garage. The house is in fair condition but has not been inhabited in several years and needs renovation. It could serve nicely as a ranch managers home or as guests quarters. There are two water wells located at the house. An older well is used primarily for yard irrigation while the second well is the primary source for the home.
OTHER IMPROVEMENTS: The entire perimeter of the ranch is fenced for livestock, while several cross fences create numerous pastures for rotating cattle. The perimeter fencing is in good condition, while some of the cross-fencing needs repair and fencing will need to be constructed along the south boundary of this property as its being split off from a larger tract.
LAND: The topography of this ranch is very diverse, is mostly wooded, consisting mostly of various species of oak, with some elm, cottonwood, and pecan trees, and scattered mesquite. The ranch has significant elevation changes totaling approximately 100ft, with the highest points being approximately 1,000 feet. Tremendous views exist from the highest points on this ranch. Spring-fed, Red Bud Creek, crosses the northeast quadrant of the ranch and feeds into the large lake. The sandy loam type soils and native grasses on the ranch are suitable for grazing, with some areas for potential cultivation for food plots.
WATER: The 37 acre lake is the extraordinary jewel of the ranch. The water is clear and is said to maintain a relatively constant level all year due primarily to its origination from the spring-fed Red Bud Creek. The areas immediately surrounding the lake are mostly open and elevated, providing numerous potential building sites for a new home or lodge, overlooking the water and the wildlife that it attracts daily. There are 3 smaller ponds/stock tanks on the property the ranch, providing convenient water sources for both livestock and wildlife.
WILDLIFE: The ranch provides a great habitat for whitetail deer, turkey, feral hogs and numerous species of smaller game animals and birds. The lake provides excellent hunting for ducks and geese. The wildlife is abundant, and the ranch has not been hunted to any significant extent in decades, therefore the game has not been pressured to leave the large property.
-The current ag-exemption provides for low property taxes, estimated at $3,000 for 2019
-All areas of the ranch are easily accessible with approximately 1 mile of road frontage on paved FM 1956, plus approximately 0.3 mile of frontage along Sawyer Rd, a paved county road with very little traffic.
-Electric service is installed at the house and the barn. Additional electric service is available at several other areas of the ranch and along the roadways
-Prospective buyers are requested to provide a letter of financial qualification in advance of the initial showing
-Boundaries as outlined on aerial photos and provided maps are approximate and must be verified by a new survey.
The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker or Seller. The Broker (Whitetail Properties) does not assume liability for typographical errors, misprints, nor for misinformation that may have been given us. All property is subject to change, withdrawal, or prior sale. Buyers' agent must be identified on first contact with Broker and must accompany the buyer on showings to receive full fee participation. Otherwise, the fee participation will be at the sole discretion of Whitetail Properties.