This +/- 165-acre property, located just east of US-169 and approximately 4.5 miles south of Nowata, Oklahoma, offers a prime opportunity for ranching and recreation. With highly productive Class 2e silt-loam soil and an impressive NCCPI score of +/- 80.6, this land is exceptionally fertile and well-suited for a variety of crops, including hay, which has a rich history of production here. The soil’s depth and moisture retention capabilities enhance its agricultural potential, making it ideal for expanding cattle operations. This highly productive property features lush warm- and cool-season grasses, currently ready for grazing, and is enriched with minerals from shale. Three large ponds provide ample water for livestock and attract local wildlife. The northwestern side of the property is heavily timbered and includes a wet-weather creek, part of the larger distributary system of Double Creek on the western side of Oologah Lakean area well-known for producing trophy-class whitetails. There are several excellent locations for rifle stands and archery hunting, along with potential food plot sites, catering to avid hunters. This property also features numerous beautiful sites perfect for building your custom dream home in a quiet, rural setting. With county road frontage along N4140 Rd and nearby access to power, the land is ideal and ready for development. This property serves not only as a productive agricultural asset but also as an excellent recreational haven and future development opportunity, making it a sound investment for farmers, investors, and outdoorsmen alike. Enjoy easy access to Red Bud Marina on Oologah Lake and nearby urban amenitiesall from a serene rural setting. Conveniently located approximately 22 minutes from Bartlesville, 30 minutes from Owasso, and only 20 minutes south of the Kansas state line. All showings are by appointment only. For more information or to schedule a private viewing, please contact Chuck Bellatti at (918) 859-2412 .