1491 County Road 396 , Carlton, TX 76436(Comanche County)

Rocky Creek enters the ranch on the north western edge and exits on south side. Creek is deep and has rock bottom. Huge trees flank both sides and there were holes of water in multiple places without the benefit of recent rains. This is always good to see in late August after a hot Texas summer. Other surface water includes 2 stock tanks with the largest being located near ranch center. Owner reports this tank has never been dry to his knowledge and he has lived here 20 plus years. Second tank is located near south eastern edge of property. This one is surrounded by towering cottonwoods and elms. Does have water at this time but owner reports it has gone dry in recent years.

Cover is a perfect mix of open areas and denser thickets. Trees are a good mix of live oaks, Spanish oaks, cedar, mesquite, pecans, cotton woods, elms and just about anything native to the area. Selective cedar clearing has been done with additional land in the process of being cleared above largest tank.

Hunting is reported to be phenomenal (take a look at the mount in the photos - owner shot this from his porch) for deer, turkey and dove. Quail are also starting to be seen in the area. Multiple deer stands and feeders (protein and corn) will convey. Huge hog also seen along creek while taking pictures. There are also rifle and pistol ranges set up and ready to use.

The road system throughout the ranch is top notch. Fence lines are well maintained owner keeps lanes shredded so very easy to travel along the fences and to feeders and stands.

Improvements include 2 mobile homes. Owners currently occupy one home which is a 3 bedroom, 2 bath with open concept living, dining and kitchen area. This has an add on mud room and full length screened in porch to front of home. Second mobile home is slightly older and also has a screened in porch. This home is currently used by deer hunters. One large equipment shed along with multiple small buildings with one being used as a workshop and others for storage, metal RV awning and metal carport, equipment shed, car shed and well house. One of the most unique structures is the farmhouse which is still in great condition when age of home is considered. This home was originally constructed nearer the center of the property and was later moved to its current location by a team of horses and human ingenuity. Owners are currently using this as storage also but this could be habitable with some work. Second most unique structure is a barn with lean-tos on each side. This barn is still standing on the original rock pillars. Several old farm implements are displayed near the barn and these will convey with the property. There are two working water wells, both located near homes. One is documented to produce 70 gpm. Unable to find documentation at this time to verify output of second water well.

Owners are also leaving majority of equipment including but not limited to 650 John Deere tractor and implements (shredder, front end loader, disc plow, blade, 55 gallon sprayer, yard rake, fertilizer spreader & post hole digger), 4020 John Deere tractor and implements (shredder, front end loader with bucket, chisel and hay fork), riding lawn mower, misc small equipment and tools along with pipe for future projects.

This type of all inclusive package is hard to find and offers top notch hunting and grassland. Perfect combination ranch with everything set up and ready to go and all the necessary equipment here. Minerals are available and negotiable. Property is Ag Exempt and income producing via the grazing and hunting leases. Just give the owners time to pack their furniture and personal items and you can move forward and enjoy the hunting, fishing and the great outdoors! Call today for additional information and let's schedule a time to take a tour of this amazing ranch !

Property is aprox 2.5 hours from Metroplex and Austin and 4.5 hours from Houston area.

Janette Padgett Real Estate, LLC obtains all information from sources deemed reliable. However, no warranty or guarantee is made as to the accuracy of the information. If applicable, Buyers brokers must be identified on the first contact and must accompany buying prospect on first showing for fee participation. If this condition is not met, fee participation will be at sole discretion of this real estate office.