The land features a blend of upland and bottomland terrain with elevation ranging from approximately 320' to 400' ASL. An estimated 35 acres of upland lies in the northwest portion, with the remainder transitioning into wooded bottomland. The bulk of the tract is heavily wooded, offering a mix of mature hardwoods such as post oak, red oak, elm, and hickory and various understory species common to East Texas, including yaupon, American beautyberry, and greenbrier. Two small open areas on the western side of the property may serve well for grazing or future building sites.

Water Features & Wildlife

A small creek known as Bell Branch meanders north to south through the property, creating an ideal corridor for wildlife travel and a natural drainage system. In addition to the creek, there are four small ponds scattered throughout the property. These features, combined with the propertys bottomland character, make it well-suited for the development of controlled flooded areas for waterfowl hunting. Whitetail deer, feral hogs, bobcats, and various species of songbirds and small game are common throughout the area. Seasonal waterfowl and wading birds are also attracted to the low-lying wetland environments.

Vineyard

A unique and valuable component of this property is a producing 3 acre muscadine vineyard. The vineyard consists of four main varietalsCarlos, Noble, Magnolia, and Isoneach planted in roughly 10 rows. These vines, sourced from Isons Nursery in Georgia, are now producing and maturing. The total potential yield at maturity is estimated at 22,000 - 27,000 pounds annually, based on plant count and vine age. The vineyard is irrigated using one of the on-site water wells, providing consistent water supply during dry periods. It represents both a labor of love and a viable small-scale commercial agricultural venture for the new owner.

Utilities & Access

The property is improved with two water wells, one of which is currently used to irrigate the vineyard. These wells are shared with adjacent residences to the northwest, and a shared water use agreement will be needed following purchase to ensure continued access. Electricity is available in multiple locations throughout the tract, enhancing both the development and recreational use potential. The main gated entrance is located along CR 2178 at the following coordinates: 32.1578, -95.1817.

Location & Accessibility

Just 3.5 miles to Troup

Approximately 18 miles to downtown Tyler

About 115 miles to Dallas (roughly 2 hours via US-175)

Around 135 miles to The Woodlands (2 hours and 15 minutes via TX-94 & I-45)

Local Attractions & Area Highlights

The surrounding area offers a host of recreational and cultural attractions, including nearby Lake Tyler and Lake Palestine, both popular for boating and fishing. Tyler is home to the Caldwell Zoo, Tyler State Park, and the renowned Tyler Rose Garden. The region also features wineries, farmers markets, and scenic driving routes through rolling East Texas countryside. The town of Troup itself offers small-town charm with essential amenities and a close-knit community.

Final Thoughts

This versatile property offers a unique mix of income potential, natural beauty, and recreational appeal in a highly accessible location. With its mature vineyard, wooded creeks, small ponds, and multiple access points, its ready for a new owner to shape its next chapter whether thats building a dream home, managing wildlife habitat, or enjoying weekend escapes just minutes from the city.

DETAILS

- 100.5 acres in southeast Smith County

- Paved road frontage on all four sides

- Mix of upland and wooded bottomland

- Bell Branch creek and four small ponds

- 3 acre irrigated muscadine vineyard

- Two water wells (shared use agreement required)

- Electricity available in multiple locations

- Wildlife and waterfowl hunting potential

- Great homesite and recreational appeal

- Approx. 3.5 mi to Troup, 18 mi to Tyler

- Approx. 2 hrs to Dallas, 2 hrs 15 min to The Woodlands

- All descriptions and exhibits are considered to be reliable but should be verified by buyer or buyers agent

The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker, its Agents, or the Seller. Access to property, access to utilities, or any measurements including but not limited to, acreage, square footage, frontage, and mapping boundary lines shared herein has not been independently verified and is for purposes of marketing only. If exact measurements, access to property, or access to utilities is a concern, the property should be independently measured or investigated by the prospective buyer.