Lake Arrowhead: 10 miles (14,969 surface acres)

- Henrietta: 16 miles

- Wichita Falls: 25 miles

- Jacksboro: 35 miles

- Runaway Bay/Lake Bridgeport: 53 miles (11,964 surface acres)

- Decatur: 60 miles

- Graham/Possum Kingdom Lake: 76 miles (17,000 surface acres)

- Weatherford: 77 miles

- Fort Worth: 100 miles

- Dallas: 126 miles

The ranch receives very little traffic going pass it, just the occasional local farmer or rancher. This is definitely a place you can escape the hustle and bustle of the city and escape into the country life.

THE LAND:

A gated entrance canopied by mature post oak trees welcomes you to the property. The house, barn, and facilities are some 725 down a winding interior road, so they are all sitting far off of Jackson Lane. Both Jackson Ln. and Deer Creek Rd. are lined by oak trees, creating a private atmosphere from all corners of the ranch; the closest neighbor is over 1/3 of a mile away. In addition to the oaks, there is a wooded elm grove, really nice mature pecan tree by the arena, and around the house, eleven new oak saplings (5-10 tall) that were transplanted.

The whole property is in thick coastal bermuda grass. 30 acres of the ranch used to be farmed for wheat, so a new owner could grow crops if he wanted. The improvements sit on some 10 acres, so the balance of 45 +/- acres is used as a grazing pasture. If you wanted to bale it, you can expect around 150-200 bales annually, depending on rainfall. Average rainfall in Clay County is around 30 per year. A share crop agreement could be arranged with a neighboring rancher, if you didnt want to buy the equipment to swath and bale it yourself, but still wanted the hay for livestock.

The current owner has been diligent in mowing, spraying for weeds, and fertilizing, so the pasture is in really good shape. There are no ponds, but the natural land layout has a wash on a one side that would be perfect for building one. The perimeter is fenced with metal t-posts and barbed wire.

RANCH HOUSE:

The house has some 2521 sq ft of space (per the tax appraisal district), and has five bedrooms, three full bathrooms, open concept kitchen/living room/dining room, and a mud/utility room. The fifth bedroom is upstairs and could be used as an office or media room; it has its own thermostat as well. The master suite has a small sitting area with a door leading to the back patio; it also has a private bathroom with large soaking tub, separate shower, dual sink vanity, and walk-in closet. Stained concrete floors run throughout the whole first floor; the stairs and upstairs bedroom have wood floors. The house was built in 2006, and the owner did a complete remodel in 2014 so everything is pristine condition. All appliances are stainless steel and will convey; the stove top is gas and everything else is electric. A 520 sq ft garage is attached to the house for covered parking. The roof has architectural style shingles and is in really good shape.

The back patio is concrete and is partially covered, partially open. A separated tiered patio is great for grilling. In 2014, the owner added an in-ground concrete pool, approximately 35 x 18, with a 5 depth. The first 10 of the pool is less than a 1 deep, so you or the kids can hang out here rather than swim in the deeper parts. The patio and pool open up to the main pasture, so it creates a wide-open atmosphere to entertain in. This is a saltwater pool and can be heated, so you can enjoy it in the wintertime too. The heater has the ability to run a hot tub as well, if a new owner wanted to install one.

One water well runs the ranch facilities. It is located on the north end of the property and in 2015, the owner replaced the pump and tanks, so it is in excellent working condition. The well will sustain 8-10 gallons/minute of pressure, but to ensure that there were never any problems with pressure, a 2500 gallon tank with a floater was added, so that now the well pumps into the 2500 gallon tank, and then a pressure tank pumps it out of the tank to the facilities where needed. This kind of water system is common on ranches in this area. The house and barn/horse facilities have valves, so you can easily cut off water if you need to work on a line. A second well is located near the ranch entrance in the southeast corner of the property, but the owner has never used it. It has a pump and pressure tank, and seems to be functional. A buyer is welcome to inspect and test anything on the property he or she wants to.

This listing also includes all furniture in the house. Every room is fully furnished, and the five bedrooms are currently set up to use three as bedrooms, and two as offices. The owners estimated value of the furniture and appliances is $56,390, which is 20% of the $67,665 retail value of these items two years ago when they were purchased.

BARN, ARENA, AND FACILITIES:

In 2015, the owner constructed a huge 100 x 60 barn. This barn is metal, with exterior windows, interior lights, concrete slab with central drain, two roll up doors (12 wide x 14 tall), huge I-beams, and is completely insulated. It is wired throughout and has 220 in place for a welder or air compressor. Along the eastern interior wall in the barn, four horse stalls were built as well. Each of these stalls are 24 x 24, have sand floors, automatic water troughs, and hay racks in place. A gutter system was installed on both sides of the pitched metal roof on the barn; these drains could be connected and ran to an additional water holding tank or pond, if you wanted collect and utilize the rainwater.

The roping arena is 250 x 170 and has a steer pen and 10 return alley. A remote operated chute for calves was added too. The construction is mostly pipe, with wooden slats attached.

A 30 x 40 shed was built in 2013, along with two large metal loafing sheds in the horse pens. It has a roll up door, and the owner uses this shed to park his mower and store his horse feed sacks. It has metal siding and a dirt floor. All the pens and the return lane of the arena were built with heavy duty metal Priefert panels. In 2014, the owner also added a programmable, automatic Priefert horse walker (estimated value: $27K), which is about as nice as they come.

EQUIPMENT INCLUDED:

The total equipment to be conveyed with this sale includes:

- 2006 New Holland TL 100A Tractor in excellent condition, with front loader, four-wheel drive, wheel weights, flood lights (front & back), AC/heat, radio, multi-hydraulic controls (front & back); current value $49,400

- Tractor implements include 12 Ground Hog arena groomer/road grader, front end loader bucket, bale spears, pallet forks, 18 Brush hog, all in excellent condition; current value $23,100

- Priefert four-panel programmable horse walker; current value $27,400

- 2015 Kubota Pro commercial diesel mower, model ZD 331LP, with blower/bagger; current value $19,400

- Battery powered yard tools (mower w/ bagger, leaf blower, weed trimmer); current value $850

- Deck and pool furniture; current value: $1750

- Priefert bale feeders, water troughs, a solar and electric fence chargers with multiple posts; current value $3,200

- 2013 Kawasaki Mule, Trans 44 model 4010, with diesel engine and dump bed; current value $7,000 ($13K new)

The total value of this equipment, then, is estimated at $132,100.

LIST PRICE:

*** $980,000 ***

This includes all the facilities, fixtures, and non-attached items and equipment listed above. As a bonus, the owner will also convey to the buyer his stock in the Wichita Falls Country Club (valued at $5K), which boasts a private 18-hole golf course, access to their amazing restaurant, tennis courts, pool, and related amenities. Overall, this listing includes $193,490 in personal assets (listed above in furniture, equipment, and club stock), above and beyond the land and buildings.

EXCLUSIVE LISTING AGENT:

What an amazing set-up, in close proximity of so many cities, loaded with improvements, and ready to move in immediately! To arrange for your private tour of the Bluegrove Horse Ranch, contact agent Beau Byars at cell phone (940) 224-3183.