341.65 Acres in Cisco, TX - $2,499,000

Perched atop a mountainous ridge, Bison Bluff Ranch boasts an awe-inspiring modern farmhouse. This custom-built Austin Stone home comes infused with oversized windows and glass doors, enhancing the incredible views overlooking a valley and wooded hillsides. This meticulously designed custom-built house exudes a sense of spaciousness, featuring five bedrooms and four and a half baths, with three bedrooms offering en-suite facilities. Friends and family are treated to spectacular, far-reaching views from every angle of the property, encompassing the surrounding mountains and valleys. This acreage encompasses diverse terrain, featuring rocky ridges, nutrient-rich flatlands, and deep creek beds provided by the seasonal water flow from Sandy Creek. This rugged terrain contains a wide array of wildlife, from a herd of wild bison to white-tail deer, Rio-Grande turkey, and a few exotics that have found refuge in the wooded hillsides. Bison Bluff Ranch's crown jewel is a spring-fed pond on the southern side that provides a reliable and clean water source to the home. This unique pond has a long history of consistent water levels during extreme drought conditions, with huge largemouth bass to prove the most recent years. To top it off, Bison Bluff Ranch comes equipped with all the necessary fixtures, feeders, and furniture, making it an effortless turnkey acquisition.

Brokers Comments ~ Bison Bluff Ranch is that ideal mix of seclusion and spectacular. I had the pleasure of selling this portion of what was originally a large cattle ranch owned by the same family for over 100 years. This land was a raw "Diamond in the Rough" transformed into a trophy ranch. The current owner is a custom home builder who methodically built the house, outdoor entertainment, and the land to maximize the breathtaking 360-degree panorama. This ranch lies between Cedar Mountain and Flat Top Mountain, which creates phenomenal views of stacked hills in the distance. A highlight for me is knowing that this unique part of the county produces a wide variety of oaks, transforming the mountainside with bursts of fall color and creating a movie-like landscape. The rugged habitat of Bison Bluff Ranch creates a refuge for animals of all kinds, supporting the only wild Bison herd known to the area. ~ Boone Campbell

-- CUSTOM BUILT HOME -- Click Here for 3D TOUR LINK

Home Specs ~ built-in 2016; 2-story, 2,512 sq ft; 5 beds, 4.5 baths, wood floors

Kitchen ~ retro cooktop & oven, wood burning fireplace w/brick oven

Living Area ~ open concept kitchen to living; huge windows with views of land

Master Bedroom ~ downstairs, bathroom with large shower & large windows

Downstairs - 2nd bedroom with large bathroom oversized tub; 1/2 powder room

Upstairs ~ three bedrooms including a bunkroom, two baths, wood flooring

Porch ~ covered porch on N and E, concrete, electricity, two doors

Outside ~ firepit surrounded in concrete, circle drive, nearby feeder

Water ~ pumped from spring-fed pond, 2in-poly pipe feeding two 2,500-gallon tanks

Water Treatment ~ UV light, 20-micron & 10-micron sediment filter, 5-micron carbon filter

Septic ~ two 500-gallon septic tanks

-- RANCHING IMPROVEMENTS --

Shop ~ 840sqft, wood framed, sheet metal, dirt floor, electricity

High-fences ~ S & E is a personal HF ranch, part of N & W is a commercial HF ranch

Low-fences ~ 3,200' new barbed wire-cedar staves on W, 930' barb wire on N

Easement Road ~ 30' wide; O&G road, rocked; recently mulched both sides to widen

Interior Roads ~ atv/utv trails throughout, large enough for vehicles, rocked house

Easements ~ O&G road to the property and through, multiple pipelines, electricity

Coming Soon ~ adding rock to easement road

-- WATER, TERRAIN & COVER --

Surface Water ~ 750 ft of Sandy Creek-NE corner; spring-fed pond, two tank/ponds

Elevation ~ 125' rugged, ridge with bluffs overlooking valley of Sandy Creek

Tree Cover ~ 100% wooded; mesquite, post oak, live oak, juniper, hackberry, elm, ash

Underbrush ~100% moderate; elbowbush, skunkbush, bumelia, argerita, prickly pear

Native Grasses ~ 100% native pasture: bluestem, grammas, buffalograss, curly mesquite

Grazing ~ 1 animal to 20 acres; not currently grazed

Soils ~ 36% farmable/excellent grazing; 62%-limited to moderate grazing

-- HUNTING & RECREATION --

Wildlife ~ whitetail deer, bison, random exotics, turkey, dove, duck, hog, varmint

Habitat ~ rugged, wooded hills; bull mesquites in bottoms; heavy browse and cover

Pressure ~ hunted by owner, low-fenced on SW with some pressure & NE w/o pressure

Fishing ~ large-mouth bass and perch in spring-fed pond

Blinds & Feeders ~ six blinds, seven corn feeders, one protein feeder (gravity fed)

Food Plots ~ three 2-acre food plots, two 1-acre food plots; currently in wheat

Partial High-fence ~ ample movement of wildlife in and out with obvious patterns

Area Specifics ~ bison herd and known Texotics, large low-fenced neighbors, several high-fenced ranches

-- MINERALS & WIND --

Mineral Rights ~ all owned minerals convey, executive rights only

O&G Production ~ one gas well; multiple underground pipelines; easement to and thru

Wind Rights ~ 100% wind rights convey; no wind lease

Wind Production ~ 25+ miles to closest wind farm

-- ACCESS, DISTANCES & AIRPORTS --

Road Frontage ~ none: easement gate on CR 104; in-set entrance, one-mile easement

Nearby Towns ~ 6 miles N of Cisco (muni. airport), 23 miles S of Breckenridge (muni. airport)

Major Cities ~ 52 miles E of Abeline (reg. airport), 111 miles W of Fort Worth (int. airport)

Listing Broker -- Boone Campbell (940)-282-5500

Additional Notices & Disclaimers: Campbell Farm & Ranch welcomes all cooperating agents and brokers. Cooperating Agents and Brokers must make "first contact" with the listing agent and be present at all showings to fully participate in the commission split. Commission split is at Campbell Farm & Ranch LLC's sole discretion. No Trespassing--Don't hesitate to contact a Campbell Farm & Ranch team member for a showing. All information in this advertisement is understood to be accurate and reliable but is not guaranteed. Please verify all information before using the information for decision-making purposes. All listing information is subject to errors, omissions, price changes, terms changes, or removal from the market without notice. Campbell Farm & Ranch presents all offers; the seller has the right to refuse any offer, review multiple offers and accept backup offers.