Watts Rd. makes the west border, and Buffalo Creek, the north. A canal from the Wichita County Irrigation District forms most of the south border. The farm is surrounded by other farm and ranch operations, with some smaller homestead ranchettes too. Watts Rd. dead ends shortly past the boundary line, so you have very little traffic.

FARMING:

All acres are together in a contiguous block, with no county roads dividing the fields. The land has little to no slope. Eight cultivated fields and three coastal hay pastures make up the bulk of the farm, with some nativecountry along Buffalo Creek and the drainages. The sizes of the fields are (estimated):

1. 80 acres

2. 6.5 acres

3. 26 acres

4. 130 acres

5. 25.5 acres

6. 55 acres

7. 45 acres

8. 96 acres

Of these total 464 +/- acres, 161 can currently be irrigated with the pivots that are in place. An additional 74 +/- acres are in coastal hay pasture, of which 27 acres can also be irrigated. The four pivots are all T-L brand. The pivots haven't been operated in years, and the current owner doesnt know what the conditions are of any of the systems. Buyer will be allowed to inspect anything he desires in a due diligence period under an agreed upon contract. They all have water piped to them from the Irrigation District canal on the south end. While you should be able to find well water within 50 ft, the quantity (20-30 gpm) would not be sufficient to pressure the pivots, so the Irrigation District canal is needed.

The way the fields are laid out you could irrigate at least another 100 acres, if you wanted to develop the farm further. The whole farm has 463 total acres of "irrigable land" per the Irrigation District, so the only thing needed is the additional systems in place to distribute the water. The cost of the water is included in the annual property taxes for this property below ($6.00 per irrigable acres).

The soils here are primarily Class 2 silt or clay loam, very productive for growing wheat, cotton and hay crops like coastal, sudan or alfalfa. In the eastern part of the farm is an older live oak transplant operation that was installed years ago. Some of these trees have small circumferences and would transplant well, others are so large they would need special equipment to move. With more than 400 trees growing here, there is opportunity to sell through nurseries or builders for additional income.

RANCHING:

If you were less interested in raising crops and more in running cattle, theWatts Farm is an amazing opportunity to have a highly improved and productive cattle operation. The west, south and east sides are already fenced, all that remains is the north fence to complete the perimeter, then you could cross fence as needed to have rotational pastures. With the ability to irrigate and grow your own hay, the ranch could be a self sustaining operation.

Whether cows, yearlings or both, this property could be utilized in many different ways to suit the needs of any rancher. With its paved road frontage and easy access to Highway 287, it would be a good place to develop a small feed yard too. The farm already has a really nice set of pipe pens, together with loading chute, working lanes and doctoring pens; even an older set of scales is on site, but it doesnt appear to be in working condition. Electricity and city water is ran to the pens as well.

IMPROVEMENTS:

In addition to the pivots, pens and fencing mentioned above, the farm has multiple structures. You enter the road from the southwest corner through a pipe gated entrance, and a gravel road takes you past the pens to a shop and equipment barn. The shop has a metal frame and concrete floor. It is 25 ft x 50 ft, with heating and cooling units; attached is a tall 25 ft overhang for pulling equipment under to work on too. The equipment barn has three sides and a roof, made of pipe and metal siding with a dirt floor. It measure 25 ft x 50 ft. Next to these barns is an overhead bulk bin and metal grain silo.

Down the road a little further is an upgraded 2002 Fleetwood manufactured house that would work well as an owner or foreman house. The house has vinyl siding and a metal roof, with a large attached carport and extended front entryway. Per the tax appraisal district, it has 2,384 sq ft of space including the enclosed porches. The home has been declared real property and will transfer with the Warranty Deed at closing, not by Certificate of Title. It has been well maintained and is currently rented to a tenant for $1,000/month.

At the end of the gravel road is a 120 ft x 100 ft open air barn that has electric ran to it and overhead lighting. It was built to store hay and bigger equipment, but could also be used as a covered riding arena.

MINERAL RIGHTS:

The seller doesnt own any mineral rights, so none will convey. Some older oil production is on the farm, with a well and set of tank batteries near the front entrance and a couple other wells and storage tanks in the north part near the creek.

PROPERTY TAXES:

The land is under D-1 agricultural tax exemption. Together with all improvements and the Irrigation District taxes, the 2020 tax bill was $6,232.02.

LIST PRICE:

The Watts Farm, including the pivots and cattle working equipment at the pens, is being offered for $2,850/acre, or $1,848,197 total.

CONTACT:

For more information about this listing or to schedule your private tour, contact agent Beau Byars at cell phone (940) 224-3183.

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No trespassing. All buyers will be required to verify financial capabilty prior to showings. Any buyers agents must be disclosed upon initial contact to participate in commission.