Beautiful and private 23.19 +/- acres in the Leo community. It sits 30 +/- minutes from Denton, Decatur and Gainesville. It is very private and remote yet convenient to all you could want including being 45 minutes from the Winstar Casino. Wake up to 3,255 sq ft home with plenty of custom amenities and surrounded by porches to enjoy the beauty and quiet of a private forest with firepit and flintstone tables. The home includes 3 very spacious bedrooms, with an office space that could be a 4th. There is a craft room that could also be a newborn baby area off the master. There is a beautiful kitchen highlighted with a bar area and a coffee room that is open to the great room and dining area. The great room with vaulted ceilings and gas or wood burning fireplace is open and has amazing view of outdoors. Off the great room you can enjoy the outdoors on porches that are spacious, have a kitchen area and entertainment area where you can enjoy your favorite movies or games while sitting around a cozy fire. The home includes an amazing 3.5 car garage with tall insulated garage doors that can handle up to 8' tall vehicles.

The acreage is mostly woods with a fenced in acreage for a couple horses or goats in front complete with shelter and 2 fenced areas in back to accommodate pets or goats. The back is situated off the "DOG" room, that is very spacious and could be a game room or shop. There is also an additional 2+/- acres that could be fenced for additional animals. Like it as is and enjoy an amazing number of deer and other natural animals. With over 3,600 acres of conservation land next door to the property, the wildlife is incredible. Trophy buck are seen regularly. Like to fish the back of the property is bordered by Dixie Creek and is fun to fish. When running full has black bass.

If you see it, you will fall in love with it.

LOCATION:

Located in the Leo community of Cooke County, the ranch actually has a Decatur post office address and is in Slidell ISD. It is 30 minutes west of I-35 at the Sanger/Lake Ray Roberts exit, within 1.5 hrs of downtown Fort Worth and North Dallas. Very private and very remote. County Rd 334 dead ends shortly after this property, so there is no through traffic, just other local land owners.

RANCH HOUSE:

This well insulated home was built in 2021 by the present owner. It has a 6 concrete slab with rebar and LP smart siding with limestone accents for the exterior. The house has 3,255 sq ft of living space (5,960 total sq ft under roof), 3 bedrooms, 2.5 bathrooms, a huge great room with a limestone fireplace and vaulted ceilings and an additional room that could function as an office or 4th bedroom. The kitchen has a long island and is open to the great room, as is the dining room; a small breakfast nook is off of the kitchen too, and a walk-in pantry provides plenty of storage space. All appliances will convey, including the refrigerator, gas stove and dishwasher. Custom cabinetry and a copper farmhouse sink add to beauty of the space.

The attached three-car garage has a large 540 sq ft room attached to it that would be perfect as a shop or game room. Above the garage is another 510 sq ft room that could be finished out as a media room or other functional space; this room is accessed by a stairway from the main house.

The house has covered porches in the front and back. The back porch is really three different seating areas, one of which has a mounted TV. An open out door shower is also off of the porch. The back porch overlooks the wooded park area behind the house that has a fire pit sitting area and several unique limestone table seating areas.

HORSE FACILITIES:

Between the house and the county road is a one acre horse pasture, complete with net wrap fencing and a covered metal horse stall. Two other pipe pens are also located next to the house.

THE LAND:

Most of the land is in large trees, including huge white oak and elm, post oak, hickory and cedars. The parts that are not wooded are in grass. ATV trails take you up and over the hills, through the trees and down to Dixon Creek. This creek is fed by natural springs and flows most of the year, except in the hot summer months when the springs retreat underground. It is additionally supplied from drainage ravines on both the subject property and the land across the creek. When Dixon Creek is up, you will see black bass swimming in it.

Across the creek on the propertys south border is the 3,600 acre Dixon Water Foundation, a conservation ranch. The county road dead ends just past the Lytle Ranch, so you have no through traffic except the neighboring ranch owners.

The terrain has an 80' elevation change from the county road to the creek. The bottom 7 +/- acres by along the creek lies in the 100 yr FEMA flood plain. The house sits on the higher ground near the road, far away from the flood zone.

PROPERTY TAXES:

22.19 acres is under a wildlife tax exemption; the 2022 tax bill was only $13.07. The house and one acre was $7,020.58 in 2022, without any exemptions.

LIST PRICE:

$997,625 total

CONTACT:

For more information or to see this land in person, contact agent Benjamin Belew at cell phone (940) 357-9940.

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*Possible short term lease back available* *MOTIVATED SELLER*