640 Acres in Vernon, TX - $1,600,000

The ranch is just 1.5 miles west of the White City farming community with one mile of frontage on the paved FM 924, which will take you to Highway 287 or Highway 283 within five minutes. Vernon (pop. 10,509) is a well established town and offers a seasonal farmers market, multiple hardware and grocery stores, great restaurants and a Walmart, and hosts an annual pro-circuit rodeo every May.

LAND DETAILS:

The land is set up for rotating cattle, with 342 acres in improved coastal pasture and 237 acres in cultivable acres. The soils are Miles loamy fine sand, well drained and ideal for a variety of grasses or grain crops. The cultivated acres have traditionally been used to grow wheat for winter cattle grazing. The land has a slight slope across the front half, and in the back coastal pasture it gradually rises 50 so that the views reach for miles, all the way to Vernon on the horizon.

Ground water here is not strong enough for irrigation, but four older stock wells are in place. (These wells are not currently being used, and Seller doesnt know of their current condition. He stopped using them when city water available.) Cattle are currently watered through a series of four troughs, all tied into the city water line. The pressure is strong and more than sufficient to keep the troughs full. Because of the sandy soils, no ponds are on the property.

While most of the land is open, tall trees line the west and north sides, and several cedar elm draws run across the back pasture. In the far northwest corner is a five acre section of native pasture with scattered hardwoods; this location is the highest point on the ranch and would be a great place to build a home that would have wonderful views and privacy from the FM road.

STOCKING RATE:

Utilizing the grass and cultivated ground, the ranch can sustain around 120 pairs annually, depending on rainfall. If you needed to buy hay, alfalfa, coastal and sudan hay are all readily available directly from local farms in the county.

IMPROVEMENTS:

The ranch has a perimeter fence and one cross fence separating the field from the grass. The fences are in excellent condition, and there are four entrance gates along FM 924. In the southeast corner is a large set of pipe pens, with five sorting pens, lanes, alley and covered chute area that sits on concrete. The pens are inside a three acre trap, which also joins a larger 33 acre holding pasture.

Several structures are on the ranch, including two metal quonset barns with wooded rafters (85 and 40 long respectively), and an older wood frame farm house. According to the tax roll, this home was built in 1937 and has 1,536 sq ft of living space. It is currently has a tenant, who can vacate before closing. The home doesnt have CH/A and probably needs work. (Estimated value for the home is $50K).

WILDLIFE:

The ranch sees LOTS of wildlife, with Rio Grande turkeys and whitetail deer routinely seen crossing the pasture or grazing on the wheat. Other animals in the area includes red foxes, coyote and feral pigs.

ENERGY RIGHTS:

The owner doesnt own any of the minerals rights, so none will convey at closing. All wind, water and other estates will transfer to Buyer in full. As seen from the pictures, a NextEra wind farm is located next door and on multiple places for miles around. This 640 acres doesnt have any turbines on it and is not encumbered by a wind lease, but has the potential for future development if NextEra wanted to expand their project.

SCHOOL DISTRICT:

Northside ISD

PROPERTY TAXES:

Total taxes paid in 2021 were $2,094.27, which reflects a D-1 Agriculture Tax Exemption.

LIST PRICE:

The ranch is being offered for $2,500/acre, or $1,600,000 total.

CONTACT:

For more information or to see this ranch in person, contact agents Beau Byars at (940) 224-3183 or Benjamin Belew at (940) 357-9940.