Overview: This productive combination ranch is diverse with productive pastureland, mature hardwoods, excellent wildlife habitat, natural springs, and notable topography. The ranch features abundant water, privacy, and an array of diverse topographical features. Improvements on the property include a well-built 5,600 square foot barndominium (per CAD) boasting 1 bedroom and 1.5 baths, robust shop space, electric roll up doors, bar for entertaining, water well, fencing and working pens. There is an excellent trail system throughout the property allowing the owner to utilize the property for ranching, hunting and recreation. The coastal Bermuda has been maintained for cattle and hay production and is in excellent condition. The property attracts and holds deer and other wildlife good for hunting or viewing. Panther Creek runs through the central portion of the property along with two other tributary creeks that provide reliable water for wildlife and livestock throughout the year. There are two ponds located on the property providing additional surface water. Access to electricity is available in several future home building locations. Overall, this is a quality ranch for both recreational and agricultural uses. The property is a viable option for buyers seeking a combination ranch within the Tri Lakes area of East Texas.

Location & Directions: The property is located on SE County Road 3285 south of Mt. Vernon, TX. within a scenic area not far from Lake Cypress Springs. The location lies approximately 2 hours from Dallas, TX. with convenient access to stores and restaurants in nearby Mt. Vernon (7.5 miles N) and Mt. Pleasant (21 miles NE). Sulphur Springs is located approximately 27 miles West of the property

Improvements: A 5,600 square foot (per CAD) r-panel building on concrete slab was constructed in 2022 boasting ~2,700 square feet of shop space and living quarters with ~2,900 square feet of wrap around porch on 3 sides. The barndominium boasts a spacious 1 bedroom/ 1 full bath with living quarters upstairs. A large window overlooks the enclosed shop area. The shop area has a full bar with sink, appliances, television, stereo system with surround sound, work benches and 3 electric garage doors. A productive water well, underground electricity and septic system are in place. Fencing, a scenic gated entrance, rock road to barn, and working pens compliment utility on the ranch.

History: Property ownership history includes the M.P. Long Homestead reaching back to the 1800s. Current ownership purchased the property from the Long family.

Terrain: Notable elevation change being approximately 100 feet with lots of rolling, scenic terrain. A small portion of the land is in the floodplain, but most is high and dry.

Land Management: Property has been meticulously managed for grazing and aesthetics with a significant amount of mulching done along the creek, around the pond and in several other wooded areas. Pastures are weedsprayed and fertilized to maximize grazing productivity.

Hay Sheds: A 30 X 30’ hay shed is located on the eastern boundary line.

Water Features: Ownership includes both sides of spring-fed Panther Creek with two supporting tributaries. The creek is spring fed and has a sandy bottom with crystal clear water.

There are also two ponds on the property in good condition with other potential sites. Ground and surface water are both excellent.

Water Wells: One prolific water well provides water to the barndominium. The well is believed to produce approximatley 65 gallons per minute.

Cattle & Hay Production: 80-90 head of cattle are typically run on the property.

Fisheries: There are believed to be some fish in the large pond, but species and quality are unknown. The larger pond appears to have good depth and could potentially be a good bass or catfish pond.

Wildlife: Wildlife includes Whitetail deer, feral hogs, dove, ducks, varmints, and a variety of songbirds. Neighboring properties are wooded and quality bucks have been seen on the property.

Easements: The only easements known to Broker are those associated with residential utilities in addition to a large electric transmission line crossing the property just north of the barn. The transmission line is currently inactive.

Oil/ Gas & Lithium: There is no active oil and gas production affecting the property. There are several parties actively interested in leasing the right to extract Lithium from the groundwater with significant signing bonus and favorable lease terms being offered.

Roads & Fencing: Entrances to the property front an asphalt county road for all weather access. The main entrance to the ranch is elevated above grade, supported by culverts and rock surfaced for covenient all weather access. Interior road/trail system provides exceptional access throughout the property. There is an ATV/UTV trail winding through the woods in multiple locations.

School District: Mount Vernon ISD.

Utilities: Wood County Electric Cooperative provides electricity. Sewer service is provided via a septic system.

Internet: Peoples Telephone Cooperative currently provides high speed internet service.

Property Taxes: 2024 estimated property taxes are approximately $2,551. An Agriculture exemption is currently in effect.

Personal Property: Personal property includes tractors, implements, furniture, etc. making this a potential turnkey property ready to enjoy and operate Day 1. These items are not included in the asking price, but are negotiatable.

Lake Cypress Springs Lake House: The perfect "best of both worlds" scenario includes the owner's Lake Cypress Springs lake house, located at 127 King Nicholas Rd, Scroggins, TX 75480. This impressive property features a 4-bedroom, 4.5-bathroom lake house spanning 5,000 sq. ft. on a 1.31-acre lot. Listed at $4,495,000, it boasts prime lake frontage. For more details, visit: The properties are conveniently located near one another, offering both ranch and lake activities.

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: $2,728,635 ($10,500 per acre)

Contact:

Casey Berley, ALC (Broker Associate) 214-422-7253 mobile, casey@

Blake Hortenstine (Broker/ Partner) 214-616-1305 mobile, blake@