The farmhouse has been thoughtfully updated over the years to maintain its timeless character while providing the conveniences of contemporary living. Inside, you'll find four spacious bedrooms, two living areas, a dedicated office, and a large dry storage area. The vaulted ceilings enhance the sense of openness, while abundant natural light fills the home with warmth and charm. It's the perfect blend of rustic appeal and everyday functionality, making it comfortable as a full-time residence or a weekend retreat.

The land itself is well-watered and highly versatile, featuring three water wells, multiple deep ponds, and several barns for storing livestock, hay, or equipment. The open grazing pastures are ideal for cattle, horses, and other livestock. At the same time, the wooded areas and water sources create excellent habitats for wildlife, making them suitable for hunting and fishing. Whether you're managing livestock, building a recreational getaway, or simply enjoying nature, this property provides endless opportunities.

Additional improvements include a foamed attic for energy efficiency, a spacious yard with room for gardens or outdoor living areas, and a peaceful setting that feels miles away from town, yet is only a short drive from Graham's shops, restaurants, and schools.

This property truly captures the essence of North Texas ranch living. With a rich history, beautiful scenery, and the convenience of possible owner financing, it offers a rare opportunity to own a property that's as practical as it is picturesque. Whether you're looking for a working ranch, a family homestead, or a private retreat, this 161.24-acre property delivers the best of both worlds with timeless character and modern comfort in a serene country setting.

-- Home --

Originally built in the late 1890s, 2,764 sqft, 4 bed, 2.5 bath, office

Open vaulted living and kitchen area

Vinyl plank and tile flooring throughout

Granite countertops

Sun room and dry storage area

Carport and one-car garage

Central heat and air

Propane for heat, the gas stove, and the fireplace

Two septic systems

-- RANCH IMPROVEMENTS --

Electricity to the home and barn with a covered equipment hangar

Limited road system

Fencing is in great shape for running cattle

Set of cattle pens

Two additional hay barns and multiple portable sheds

-- WATER, COVER & TERRAIN --

Surface Water ~ Two ponds, one of which is drought-resistant

Water ~ Good underground water in the area

Tree Cover ~ Sparse tree cover, mainly around ponds and the house, with hardwood trees

Underbrush ~ Minimal

Native Grasses ~ Little native grass

Improved Grasses ~ 65 acres in very productive Klein Grass

Grazing ~ Currently grazed by owner

Soils ~ Fine Sandy Loam

-- HUNTING & RECREATION --

Wildlife ~ Whitetail Deer, Rio-Grande Turkey, duck, dove, hogs, varmint

Hunting Pressure ~ Some hunting pressure from neighbors

Fishing ~ One pond stocked with fish

Land ~ Very productive farm land

Native Grasses ~ Minimal, around ponds

-- MINERALS & WIND --

Mineral Rights ~ Minerals to be reserved

O&G Production ~ There is current O&G production

Wind Rights ~ 100% wind rights convey

Wind Production ~ No active wind lease on the ranch, wind lease 4.5 miles west of the property

-- ACCESS & DISTANCES --

Road Frontage ~ Reeves Road - 3,300 ft

Nearby Towns ~ 15 mi SW of Graham, Texas

Major Cities ~ 55 mi S of Wichita Falls, 105 mi NW of Fort Worth

Airports ~ 20 mi NW of Graham Municipal, 60 mi SW of Wichita Falls Regional

AGENT COMMENTS: Reeves Farm and Ranch is a unique property in today's market. Steeped in rich history and owned by the same family for over 100 years. It is one of the most functional farm and ranches on the market, and also holds recreational value due to its improved grasses and drought-resistant ponds. This is a property to raise a family the old-fashioned way or add to a ranching operation with excellent grazing and hay production capabilities.

Listing Agent: Heath Kramer 940-456-0575