Sleepy B Ranch has been developed to support a world-class hunting and wildlife-management operation while simultaneously providing the land, water, improved pastures, and working infrastructure necessary to establish and sustain a productive cattle operation. This uncommon combination allows an incoming owner to pursue exceptional wildlife and sporting opportunities without sacrificing the agricultural and ranching capabilities of a true working Texas ranch.

The result is a rare combination of substantial acreage, exceptional improvements, sophisticated wildlife infrastructure, significant water resources, and outstanding recreational opportunities, while retaining the character, functionality, and purpose of a true Texas sporting ranch.

Property Highlights

8,000 sq. ft. Main Lodge

Resort-Style Swimming Pool w/ Swim-Up Bar & Outdoor Kitchen

3,800 sq. ft. Guest House

Multiple Manager/Employee Residences

Commercial Equipment Shop w/ Heavy Equipment & Storage Barns

26,400 sq. ft. Heated Wildlife Facility

Nine Wildlife Warming Sheds

Two Trophy Bass Lakes — 26± Acres & 6± Acres

1,200-Yard Shooting Range

Modern Wildlife Cleaning Facility

300”+ Boone & Crockett Whitetail

18 Species of Exotic & Super-Exotic Wildlife

Heavy-Duty and Well-Designed Livestock Working Pens

Location:

Sleepy B Ranch is located near Mullin, Texas, in Mills County, approximately two hours from the Dallas-Fort Worth Metroplex. The ranch offers a convenient location for full-time ranch living, weekend or seasonal use, hunting, recreation, and cattle ranch operations while remaining within convenient driving distance of Central Texas communities.

Approximate driving distances include Dallas at 166 miles, Fort Worth at 113 miles, Abilene at 90–100 miles, and Midland at approximately 225 miles. Brownwood and Goldthwaite are also conveniently accessible for everyday services, supplies, and recreational amenities.

Comanche County–City Airport (MKN) provides convenient general aviation access approximately 25 miles from Sleepy B Ranch. The public-use airport features a 4,497-foot by 75-foot asphalt runway, runway lighting, self-service 100LL and Jet-A fuel, and published RNAV (GPS) approaches.

Road/Frontage Access:

Sleepy B Ranch benefits from multiple entrances and extensive Farm to Market Road paved access, providing convenient ingress and egress to the Headquarters and its ranch improvements. Approximately 11 miles of maintained caliche roads traverse the Sleepy B Ranch Headquarters, providing access to the lodge, residences, lakes, wildlife facilities, hunting areas, cattle working improvements, and other portions of the ranch.

The Mullin Pasture also benefits from excellent Highway 183 access and is located less than 10 miles from the Sleepy B Ranch Headquarters. Its proximity allows it to function as a natural extension of the Headquarters while maintaining the accessibility and flexibility of a second location.

The combination of paved highway access, multiple ranch entrances, and an extensive internal road system provides excellent accessibility for ranch operations, equipment movement, wildlife management, hunting, recreation, and guests.

Land:

Sleepy B Ranch encompasses 1,803.87± acres of high-fenced Texas ranchland, including the 1,420.36±-acre Sleepy B Ranch Headquarters and the 383.51±-acre Mullin Pasture. The land offers a diverse combination of rolling terrain, elevation changes, mature Live Oak trees, wooded habitat, open areas, improved grassland, lakes, stock ponds, and established wildlife habitat.

The Sleepy B Ranch Headquarters is the heart of the property, combining the character and functionality of a working Texas ranch with an extraordinary collection of residential, recreational, wildlife, water, and livestock operational improvements. Its varied terrain, extensive water resources, high fencing, established wildlife populations, and sophisticated infrastructure provide an exceptional environment for hunting, wildlife management, fishing, recreation and entertainment.

Importantly, the ranch’s agricultural capabilities complement its world-class wildlife program. Improved pastures throughout the property, abundant water resources, and substantial ranch infrastructure provide an excellent foundation for an incoming owner to establish, maintain, and grow a productive cattle operation while simultaneously managing the ranch’s exceptional hunting and wildlife resources.

The Mullin Pasture adds 383.51± acres of high-fenced habitat less than 10 miles from the Headquarters. The property features rolling terrain, beautiful views, mature Live Oak trees, open areas, wooded habitat, and approximately 20 acres of improved grassland outside the high-fenced section. An ongoing mesquite-clearing program is removing trees five inches in diameter or less, opening the property, improving visibility and accessibility, enhancing grazing areas, and further showcasing the mature Live Oak trees and natural topography.

The Mullin Pasture is managed as a turnkey game property and supports a strictly managed native whitetail herd, with no outside genetics introduced. Its habitat, water resources, high fencing, improved pasture, mature Live Oak trees, and varied terrain complement both the wildlife and ranching capabilities of the Sleepy B Ranch Headquarters.

Water:

Water is one of the defining characteristics of Sleepy B Ranch. The Headquarters features two private lakes measuring approximately 26 acres and 6 acres, respectively. Both lakes are managed to produce trophy bass and provide excellent opportunities for fishing, boating, wildlife observation, and family recreation.

Numerous stock ponds are distributed throughout the Headquarters, while 13 water wells provide an extensive water infrastructure network supporting the residences, wildlife operation, livestock, lakes and other ranch improvements.

The Mullin Pasture includes three stock tanks and two operating water wells, providing additional water resources for wildlife, livestock, and ranch operations.

The combination of abundant water, improved pastures, stock ponds, and operating wells at both locations provides the necessary foundation to support a productive cattle operation while simultaneously sustaining the ranch’s sophisticated wildlife and hunting programs.

Improvements:

Sleepy B Ranch Headquarters features an exceptional collection of improvements designed to support both sophisticated ranch living and efficient day-to-day operations.

The approximately 8,000-square-foot main lodge features six bedrooms, six bathrooms, a commercial kitchen, expansive living areas, and exceptional spaces for entertaining family, friends, hunting parties, and guests. The lodge is complemented by a remarkable multilevel swimming pool with a swim-up bar and outdoor kitchen, providing an exceptional setting for entertaining and enjoying the ranch.

An approximately 3,800-square-foot guest house is currently under construction and scheduled for completion in December 2026. Upon completion, it will provide additional luxury accommodations for family, guests, hunting parties, and ranch visitors. Multiple additional residences provide housing for ranch managers and employees.

The ranch’s operational infrastructure includes a newly renovated commercial equipment shop providing substantial working space for ranch equipment, maintenance, and operations, along with large enclosed and covered heavy-equipment and storage barns. These facilities provide the infrastructure necessary to support both wildlife management and a substantial cattle operation.

The ranch is further enhanced by a substantial, well-designed cattle-working facility featuring a covered arena and an impressive barn with extensive enclosed and partially enclosed storage, providing exceptional infrastructure for livestock handling and day-to-day ranch operations.

One of the most significant improvements on the property is the state-of-the-art 26,400-square-foot heated wildlife facility, designed to support the management, handling, and care of the ranch’s extensive wildlife population. The facility is complemented by a 10-acre soft-release pen and nine rock-exterior wildlife warming sheds equipped with propane-driven heaters spread throughout the ranch, providing protected shelter for exotic animals during periods of severe winter weather.

A modern wildlife cleaning facility provides additional support for hunting and wildlife operations and includes a dedicated walk-in refrigerator, separate walk-in freezer, office, and bathroom.

The Mullin Pasture includes a comfortable three-bedroom, two-bath manufactured home with newly added covered front and rear porches, a covered two-truck carport, livestock working pens, two operating water wells, and three stock tanks. The working pens and improved pasture provide additional infrastructure for livestock handling and cattle operations.

The combination of residential, wildlife, ranching, and operational improvements makes Sleepy B Ranch exceptionally well equipped for immediate use and continued expansion.

Recreation/Hunting:

Sleepy B Ranch offers an exceptional range of hunting and recreational opportunities across its two complementary locations.

The ranch is home to an outstanding trophy whitetail herd that has been expertly managed through the deliberate and thoughtful introduction of genetics, producing numerous bucks with gross Boone and Crockett scores exceeding 300 inches. The established wildlife-management program, high fencing, diverse habitat, extensive water resources, and sophisticated wildlife infrastructure provide an exceptional foundation for continued whitetail management.

The Sleepy B Ranch Headquarters is also home to an established collection of superior exotic and super-exotic wildlife representing 18 different species. The exotic and super-exotic animals are not included in the purchase price but are available for purchase separately, providing a qualified buyer the opportunity to acquire the existing collection and continue the established wildlife program.

The Mullin Pasture supports its own strictly managed native whitetail herd, with no outside genetics introduced, as well as four exotic species. These animals are also not included in the purchase price but are available for purchase separately.

The separation between the two locations provides meaningful flexibility for hunting, wildlife management, habitat work, recreation, and ranching while maintaining the convenience of a single cohesive ranch. The Mullin Pasture adds additional high-fenced habitat and hunting opportunities less than 10 miles from the Headquarters.

Equally important, the ranch’s sporting capabilities do not come at the expense of its agricultural potential. Improved pastures, abundant water, livestock working pens, and ranch equipment infrastructure at both locations allow a cattle operation to be established and operated concurrently with the ranch’s hunting and wildlife-management programs.

The two private lakes at the Headquarters are designed and managed to produce trophy largemouth bass and provide outstanding fishing and recreational opportunities. The approximately 1,200-yard shooting range offers an exceptional venue for rifle practice, long-range shooting, training, and recreational use.

Combined with the ranch’s lakes, stock ponds, wildlife populations, high fencing, varied terrain, extensive road system, improved pastures, livestock infrastructure, and exceptional improvements, Sleepy B Ranch provides a remarkable setting for hunting, fishing, shooting, wildlife observation, cattle ranching, family recreation, and outdoor pursuits.

Minerals:

The Seller will convey to the Buyer all mineral rights owned by the Seller at closing, without reservation. The Seller will also convey all wind rights owned by the Seller.