230 Acres in Tupelo, OK - $680,000

Pecan Hollow Ranch (You Name It Ranch)

Under contract and renamed by the next owner as "Pecan Hollow Ranch".

We rarely struggle to name our ranches. Most have a dominant feature or usage that makes the naming process easy. However, we have found it difficult to pick the highest and best use of these 230 acres located near Stonewall, Oklahoma because it has great features but none of them are dominant. Because of that, we've decided to call this property the "You Name It Ranch". Now, this isn't some cheesy marketing way of saying "You name a feature and its got it". Rather, its our way of saying that the best use of this ranch depends on the eye of the beholder.

The hobby farmer will stand by the iconic red shop building, look at the 100 acres of pecan orchard towering over a lush bed of clover, vetch, and rye grass and think the name should be Cloverleaf Farm. The deer hunter will see whitetails all along the 1.7 miles of Buck Creek frontage and think, Buck Creek Ranch would be a great name. The duck hunter would look at the 20-acre wetland and think Cattail Slough would be a great name. The bass fisherman would look at the same body of water, realize that a minimal amount of dirt work could deepen the lake and turn it into Lunker Lake Ranch. The nature lover would be impressed with the wide variety of plants, animals and beautiful scenery and want to name it something like Redbud Ranch. That's why we are leaving the naming rights to the person that puts this place under contract.

The ranch is located a little over 12 miles southeast of Ada, OK; 100 miles from OKC, 130 miles from Tulsa and 145 miles from Dallas. It is located on a county-maintained gravel road just 1 mile away from a paved highway. The 3/4 mile southern boundary of the ranch adjoins a county road and the ranch also has 1/4 mile road frontage on the southern part of its western boundary.

The fences are in good condition and there is also a nice shop building and small cabin near the gated entry. The shop building has a concrete floor and has three basic work benches already in place. There is an exterior water hydrant near the SE corner of the shop. The cabin has one large room with a small sitting area and two bunk beds in addition to a small bathroom. It has a window unit and tankless water heater to supply the two sinks and the shower.

Approximately 100 acres in the southern portion of the ranch has a growth of mature native pecan trees. There are no cross fences on the property, but it appears that the cattle are content to stay south of Buck Creek in this pasture area. Boundary fences generally appear to be in good to very good condition. There is a 1-acre pond near the entry.

As you venture to the north, you encounter a stretch of Buck Creek that runs from NW to SE. The seller is currently investigating the cost of building a bridge across the creek to improve access to the north part of the ranch. If built before the property sells, the price of the bridge will be added to the asking price. If not, details and estimates will be provided to the buyer. The woods that run along the banks of Buck Creek range from small wetland type species in swampy areas to a nice mixture of oaks as you move to higher elevations away from the creek. In addition, there are places along the creek that have a nice assortment of oaks, sycamores, and ash trees. There are highly visible game trails that run along and cross the creek in many places. In addition, the long narrow strip of land that juts to the north contains a long stretch of Buck Creek and provides a safe pathway that funnels deer down into the main body of the ranch.

An unusual historical feature of the property is an old railroad bed that runs slightly NW to SE. According to what we've heard, a steam locomotive once ran along this track. In fact, what is now a 20-acre cattail lined wetland was originally built as a lake to supply water to the locomotive as it traveled along this stretch of railroad. About 50 feet of the dam is roughly 5 feet lower than the rest and acts as a spillway. If this section were equipped with a gate valve, it would make managing the water levels for duck hunting easy. A group of resident geese already stay on the lake and ducks hit the lake in the fall and winter. Alternatively, this section of dam could be built up and bring the elevation of the water back to its design level and create a very productive fishery. In addition to the dense growth of cattails, there are also small scrub trees and a peninsula of hardwoods that extend out into the lake. All of these would be great habitat for forage fish once flooded.

We think this ranch would be great for lots of different types of buyers. In addition, it is largely a blank slate, so the Land Doctors would be happy to give you construction estimates for your dream home and other improvements. If you have any interest in naming this ranch, please give Chrissy Banks a call at 765 220 2489 to set up a showing.