194.39 Acres in Loving, TX - $1,108,023

Location: The property sits off of Hwy 16, approximately 18 miles north of Graham, Texas and approximately 18 miles west of Jacksboro, Texas, in a quality area near Loving, Texas. Drive times from the metroplex are about 2 hours from Dallas and 1.5 hours due west of Fort Worth, Texas.

Directions: From Graham, proceed north on Highway 16, approximately 18 miles to Stewart Ranch Road. Turn right (or east) on Stewart Ranch Road and travel .8 of a mile to the northern entrance gate on the right. The ranch has two entrances on Stewart Ranch Road, as well as a back entrance on Wilton Road.

Improvements: The owners have recently constructed a modern, industrial-style hunter's cabin. The 450-square-foot contemporary "tiny house" features a living area/kitchen combo with a roll-up door that connects to a 350-square-foot covered concrete porch/fire pit area on the east side. The ability to connect the indoor/outdoor space is excellent for those beautiful fall and spring weather days. A nice full-size bathroom with a modern shower, toilet, and sink is on this first level. All kitchen appliances are stainless steel, giving it a high-end feel. An upstairs loft has a bedroom/ sleeping area just above the kitchen. A well on the property's west side provides water to the cabin at 20+ GPM. This "modern tiny house" is strategically designed to make the most of every square foot and sleeps 1-4 hunters, family, or friends. The cabin has an existing Starlink high speed WiFi in place and is available for transfer to new owner.

Terrain: Excellent topography with a high ridgeline in the property's southern and central portions yields beautiful views. Large limestone rock formations line the base of the prominent hilltop overlooking Plum Creek just below. This beautiful tributary meanders through a large part of Young County and traverses through the heart of the Little M Ranch, creating deep pockets of water and draws from east to west. Lined with mature elm and post oak trees, the riparian area along the creek features beautiful thick native grasses. Pastureland to the north is more open with native grass, scattered mesquite, and scenic limestone outcrops.

Vegetation: Tree cover consists mainly of mature post oaks and scattered elm with hackberry, mesquite, and other trees commonly found in this area. Forbs, browse, and cactus species include elbowbush, skunkbush, bumelia, and lotebush and are all present to provide an excellent wildlife habitat. Native grasses include thick pockets of switchgrass, Texas wintergrass, dropseed, Indiangrass, and various other grasses. Wildlife habitat and pastureland are above average and in excellent condition.

Water: Three (3) earthen stock tanks provide water for cattle and wildlife. The larger tanks are in the central and eastern portions of the ranch and are approximately one (1) acre in size. Just inside the north entrance, the third tank is about 1/2 acre in size. Plum Creek is a wet weather creek that creates nice pockets of water during the rainy season. Currently, a 340-foot water well produces 20+ GPM for the hunting cabin. Overall, Little M Ranch has reliable water in a variety of forms.

Wildlife: Whitetail deer, turkey, hogs, doves, ducks, and native wildlife species are plentiful and provide excellent hunting and viewing opportunities, including varmints of all kinds.

Fencing: Fencing is in good to fair condition. A cross fence separates the north and south pastures, perfect for cattle rotation. The north and east fence lines are older but still hold cattle inside the property. The entrance gates are in excellent condition.

Internal Roads & Access: A sound system of roads allows access to all areas of the property. Recent road work has improved internal travel substantially. Stewart Ranch Road runs along the ranch's north side, allowing good access. There are two entrances, one on the north and a secondary entrance on the southeast corner of Wilton Road. Access to the ranch is possible in all weather conditions.

Surface Leases: A cattle lease is currently in place, but it can be canceled with the sale if desired.

Water Well: Erwin Water Well Service out of Jacksboro, Texas, recently drilled a 340-foot-deep water well for the cabin. The well produces 20+ GPM and has an 8-inch diameter borehole. The water well has a pump and filter system in place by the cabin in a newly constructed well-house.

Electricity: Oncor currently provides electricity to this property.

Minerals: Mineral ownership is unknown. There is no current oil and gas production currently.

School District: Graham ISD.

Taxes: The Ranch is Ag Exempt, and 2023 tax estimates are $1042.75.

Legal: 194.39 acres located in the Sylphia Tynes Survey Abstract 0274

Broker & Commission Disclosure: Buyer's Agent/ Broker must be identified upon first contact with Listing Broker/ Listing Agent and Buyer's Agent/ Broker must be present at the initial property tour in order to participate in the real estate commission. Commission splits will be at the sole discretion of Listing Broker.

Price: $5700 per acre ($1,108,023)

Contact:

Jack Fauntleroy- 940-550-4432 mobile

Blake Hortenstine- 214-616-1305 mobile

All information is deemed reliable, but is not warranted by Hortenstine Ranch Company, LLC. All information is subject to change without prior notice.