The ranch is located on Dixie School Rd., which connects Hwy 175 (from Nocona to Montague) to Hwy 82 (from Nocona to Saint Jo); as such, the property is in the middle of this three town triangle and can be accessed by either Hwy 82 from the Gainesville/Sherman corridor or Hwy 287 from Bowie/Decatur, with an estimated two hour drive time from the DFW metroplex either way. The ranch itself sits a 1/4 of a mile off of Dixie School Rd, so it is very private. It is accessed by a 25' wide deeded lane going back to Dixie School Rd; a one acre tract with a water well is located where the lane meets the road too. So, you have deeded land access to the county road, but the bulk of the ranch itself is far off of it. (See online map for ranch layout.)

LANDSCAPE:

The whole ranch has a rolling terrain and amazing natural beauty. With over 90' of elevation change across it, there are multiple hills and high points, perfect for building! One in particular on the south side takes in an amazing view back to the east, and electricity is just 850' from this location.

Some of the land has some rocks, but most of it has good soils. Approximately 100 acres are cleared and used for grazing, having a mix of coastal, bluestem, gramma, and other native grasses. These acres are divided between six different pastures, so none of them are so large that you feel like you are just sitting in a big field. In addition to running cattle, they allow opportunities to install food plots; the current hunting tenant has feeder pens and staging areas set up in or beside these pastures.

The rest of the land, approximately 70%, is covered in thick hardwood trees, primarily post oak, but some blackjack, cedar, and pecan will be found too; these trees are mostly mature and create a beautiful canopy of protection for game on the ranch. Wild plum thickets are everywhere too.

The ranch has perimeter barbed wire fencing and some cross fencing in place to separate different pastures.

WATER:

Several deep creek ravines run in between the hills, all part of the West Farmers Creek watershed to the east. Six ponds have been built across the ranch, varying in size. There are several deep washes that could be dammed up to create more ponds or small lakes.

The ponds and seasonal creeks provide wildlife and cattle access to water in any pasture. Ground water should be easily obtained on all ends of the ranch, and there are three water wells already in place (one by the road in the 1 acre tract; one at the deer camp; one where an old windmill is in the pasture not currently in use).

HUNTING:

An abundance of whitetail deer are in this region, and they are big bodied too! The natural browse and acorns are enough to grow nice bucks in themselves; throw in protein supplements and food plots, and you will see some trophy wall hangers! This ranch is definitely large and thick enough you can grow and manage a deer herd. There doesn't appear to be much hunting pressure around the property either. The layout of the ranch allows you to set up multiple hunters, without feeling like you are right on top of each other too.

In addition to deer, the property will also have Rio Grande turkey, feral hog, predators such as bobcats and coyotes, migratory dove, and possibly some ducks passing through. The place abounds with diverse birds and critters all through it.

DEER CAMP:

The deer camp is located near the middle of the ranch. Electricity and a water well are in place here, and several tall oaks provide shade for relaxing during the day time. The current hunters use this area to park campers. If you wanted to relocated the deer camp to the edge of the property, you could turn this area into another staging area for deer by setting up a feeder and hooking up a floater switch to a tub from the water well.

MINERALS:

The owner doesn't own any mineral rights, so there are none to convey. One oil well is on the property near the deer camp, plus a tank battery. The oil company has an easement going across the property through the middle of it, where the well is. They keep the site and road in good condition and gravel the road. I haven't ever seen any trucks on the place when I've been on it, so I don't believe they come through the property very often. As thick as this property is, unless you are right beside the well site, you don't even notice it's there.

LIST PRICE:

$3,600/acre, or $1,144,800 total

CONTACT:

For more information or to see this ranch in person, call agent Beau Byars at cell phone (940) 224-3183.

***Owner financing available for this sale: 10% down payment, 5% interest rate, 20 year amortized loan with a 10 year balloon payment.