The land features gently rolling to moderately elevated terrain with over 140 feet of elevation change, creating scenic vistas and multiple hilltop building sites overlooking the ranch. These elevated homesites offer ideal locations to build a dream ranch estate with expansive views of lakes, pastures, and surrounding countryside.

The ranch is comprised primarily of well-drained sandy loam soils, supporting strong grass production and consistent grazing conditions. Approximately 85% of the property is grazeable, including 260± acres of improved coastal hay meadow, providing both grazing and hay production capability.

Live springs run throughout the ranch, feeding into creeks and surface water features, including Ioni Creek, which traverses the property and enhances both livestock and wildlife habitat.

Water Resources

Water is one of the ranch’s most exceptional attributes. The property features:

• 12 spring-fed lakes and ponds providing reliable, year-round water

• Multiple live springs throughout the ranch

• Ioni Creek running across the property

This extraordinary abundance of both surface water and live springs ensures excellent livestock distribution, consistent grazing rotation, and strong wildlife presence. The combination of grass and water makes this property uniquely suited for long-term commercial cattle production.

Ranch Improvements

The ranch is well-equipped with functional improvements to support ongoing operations:

• 200’ x 40’ hay barn

• Equipment shed

• 3 covered horse stalls

• Tack room

• Working pens

• Cross-fenced into 11 pastures

• Entire perimeter fenced

These improvements allow for efficient cattle rotation, hay storage, horse accommodations, and day-to-day ranch management. The ranch is currently being utilized as a commercial cow-calf operation and is well set up for continued use at scale.

Historic Home Site

A historic home site sits nestled among mature live oak, cypress, and cedar trees, offering a picturesque and shaded setting. This location would serve well as a ranch foreman’s residence or as the foundation for restoration or new construction, while preserving the charm and history of the property.

Wildlife & Recreation

The ranch supports abundant native wildlife, including:

• Deer

• Ducks

• Hogs

The combination of water, creek frontage, improved pasture, and wooded areas creates ideal habitat for both game and non-game species, offering recreational hunting opportunities alongside agricultural productivity.

Accessibility & Location

This ranch offers outstanding access with extensive road frontage:

• Approximately 4,000 feet along State Highway 294

• Approximately 3,600 feet along FM 2022

• Approximately 2,000 feet along Union Hope County Road

An extensive internal network of ranch roads and trails provides excellent accessibility throughout the property for livestock management and recreation.

Conveniently located approximately 2 hours from both Dallas and Houston, the ranch offers privacy without sacrificing accessibility. Utilities include:

• Fiber internet available

• Community water

***This property is shown by appointment ONLY. Listing agent must be present.