Location/Directions: Woods Ranch is located off the banks of Lake Bob Sandlin on the NW side of the lake and SE of Mt Vernon, TX. With proximity to I-30 the ranch is a quick one hour and forty-minute drive east of Dallas, Texas (~112 miles).

From Dallas take I 30 east to Mt Vernon. Exit Hwy 37, turn right (south). Proceed ~.9 miles turn left (east) on FM 21. Proceed ~8.48 miles, where FM 21 turns south proceed east on FM 2882 for ~1.4 miles. At the stop sign turn left (north) on FM 127 proceed ~.54 miles and turn right (east) on CR 2715. Proceed ~.75 to the NE corner of the property.

Improvements: Thoughtful improvements have been made to the property but not overdone ready for the next owner to complete the ranch to their desires. All new five-strand low fence has been completed around the majority of the ranch, a new entry gate and a unique graveled campsite area with an open-air 12' diameter grilling gazebo and a 30x30 metal equipment barn have recently been completed. The campsite is complete with a fire ring, trash burning station, woodshed, and solar lights surrounding the area. Power immediately adjacent to the campsite but not currently equipped as the current owner wanted an off-grid style setting. The area is ready for a permanent structure to be constructed or simply used as a hang-out spot between hunts.

Trees, grass, forbs: The ranch's fertile soils foster a diverse stand of hardwoods and pine timber. Tree cover consists of approximately 17 acres of plantation pine estimated to be approximately 22 years in age with the remainder of the ranch being a mixture of mature hardwood timber with some sporadic pine. The diversity and maturity of the hardwoods are nothing short of incredible. Native forbs and browse are also plentiful and provide robust habitat for wildlife.

Water: The ranch features ~1.3+/-acres of an 8+ acre lake surrounded by an established hardwood and pine canopy. Two small ponds are located on the eastern side of the property and multiple wet weather creek draws add to the diversity of the landscape.

Topography: Woods Ranch has diverse terrain ranging from a high point of 459' above sea level to a low of 342' at the base of the draws exiting the NE corner of the property.

Wildlife: The Seller has thoughtfully placed food plots around the ranch complete with Redneck blinds and feeders ready for the next owner to step in and start hunting in the upcoming deer season. There is an abundance of Whitetail deer in this part of Titus County and plenty of other wildlife species for recreational enjoyment.

Minerals: Surface only - no minerals owned

Utilities: Wood County Electric is the service provider. Electric is immediately adjacent to the camp area which runs along the quiet county road. We are unsure if county water is available. Neighbors in the area have drilled water wells. We have not located any current water wells on the property.

Property Taxes: Woods Ranch currently carries an Agriculture/Timber Exemption. According to Titus County, CAD taxes for 2021 were estimated to be $392.84/yr.

Schools: Mount Pleasant ISD

Personal Property: The Seller is willing to convey some personal property with an acceptable offer. Those items include 3 Redneck blinds; 5 feeders; game cleaning stations; game cameras; an electronic hog pen with double doors; and permanent structures at the campsite area. RV, Pop Up RV, equipment, container and personal items inside the barn will not convey.

Price: $750,000 ($8,243.75/ac)

Contact:

Stephen Schwartz - (903) 738-7882

Cash McWhorter - (469) 222-4076