Two clear, spring-fed creeks with limestone bottoms cross the land, meeting at a small natural waterfall—a scenic focal point that may be the only one of its kind in Grayson County. The creeks are rich with fossils, including large ammonites, adding a unique geological story to the property. One creek runs north–south across the entire property, while the other flows east–west through nearly ninety percent of the land. Neither affects or limits the prime building site.

The landscape features gentle elevation changes and long, open views that invite exploration. Winding trails meander along the creeks and through the hardwood canopy, ideal for hiking, ATV riding, or simply enjoying the wildlife. Deer, bobcat, fox, owl, raptors, songbirds, and more make their home here.

Texas A&M soil tests confirm deep, loamy, slightly acidic soil with the perfect texture and mineral balance for orchards, vineyards, or gardens. A vintage-style, 40-foot greenhouse rests by the creek and orchard, and wild grapes have been thriving in the area for generations.

Anchoring the improved section of the land is a professionally built, foam-insulated 40 x 50 two-story metal building, designed as a classic car man cave and equipped for versatile use. It features three oversized roll-up doors, a new RUUD HVAC system for efficient heating and cooling, 200-amp electric service with multiple 220V outlets, a heavy-duty loft with stair access, 30A exterior RV hookup, a Finnish-style dry sauna, chip-seal driveway with gated entry, bright LED strip lighting, a fenced outdoor dog run with heavy-duty pipe and mesh, and RV sewer access.

Inside, the 20 x 40 finished living space is exceptionally well insulated and beautifully completed, creating a warm, romantic cottage atmosphere. It currently serves as a weekend retreat, home office, and comfortable guest quarters. From the covered patio, you can enjoy your morning coffee with the sound of the creek, take in sunset views, or relax during an afternoon rain.

Fenced yard for dogs in shade

Large covered porch

Nice concrete pad BBQ area under pecan trees

RV power & clean out

Washer/Dryer/MW/Fridge/Freezer

Full bath

2-Story man cave shop used for classic car restoration

Entire structure (Shop and cottage) fully insulated with heat and AC.

If preferred, the cottage can serve as temporary housing while building a custom home on the elevated site, which is already prepared and ready.

All city utilities are in place and operational—electric, water, sewer, trash pickup, Starlink internet—and cell service is strong throughout the property. The location is unbeatable: just around the block from the new Denison High School, near the new McDaniel Middle School, and only half a mile from direct HWY 75 access.

Comparable tracts within Denison’s city limits often sell for $58K–$75K per acre and are typically raw, lacking utilities or improvements. This property offers full infrastructure, natural water features, hardwood canopy, a fully built shop with HVAC and sauna, finished cottage, and vintage greenhouse, all at $56,667 per acre with valuable tax savings.

==> Not in a flood zone More photos will be uploaded soon.