FM 1956 & Sawyer Rd , Nocona, TX 76255(Montague County)

LOCATION: The ranch is located just a few miles northeast of the City of Nocona, in Montague County, approximately 1.5 hours northwest of Fort Worth and within 2 hours of Dallas. The quaint and historical city (population 3,000) provides great conveniences and community activities. Nocona is renowned for its Chisholm Trail heritage, established leather industries (boots and baseball gloves), and classic car museums/venues.

THE HOUSE: The 400ft long paved driveway directly from FM 1956, leads directly to the 1,800+ sq. ft. single story home, surrounded by dozens of mature oak trees. The brick exterior home, built in 1973, has 3 bedrooms and 2 full baths, 2 living areas, a utility room, storage, and a 2-car garage. The house is in fair condition, but has not been inhabited in several years and needs renovation. It could serve nicely as a ranch managers home or as guests quarters. There are two water wells located at the house. An older well is used primarily for yard irrigation while the second well is the primary source for the home.

OTHER IMPROVEMENTS: The entire perimeter of the ranch is fenced for livestock, while several cross fences create numerous pastures for rotating cattle. The perimeter fencing is in good condition, while some of the cross-fencing on the west side needs repair. There are cattle pens on both the east and west sides of the ranch. The primary barn, located on the east side of Sawyer Rd, is 24x40 with a poured concrete floor and a 15x40 overhang. Adjacent to the main barn, is an insulated well-house/storage shed. There is a 40x15 loafing shed, a 15x24 equipment shed, plus a small barn near the west cattle pens that is not usable.

LAND: The topography of this ranch is very diverse. The property is split by the north-south Sawyer Road (a paved county road with very little traffic). The east portion of the ranch, approximately 618 acres, is mostly-wooded, consisting mostly of various species of oak, with some pecan, elm, and cottonwood trees. The east side of the ranch has significant elevation changes totaling approximately 100ft, with the highest points being approximately 1,000 feet. Tremendous views exist from the highest points on this ranch. Spring-fed, Red Bud Creek, crosses the northeast quadrant of the ranch and feeds into the large lake.

The west side of the ranch, incorporates approximately 541 acres and is approximately 40% wooded, with more open pasture. Traversed by Farmers Creek and Green Briar Creek, both supporting thickly wooded bottom areas with hundreds of native pecan trees, along with oak and some elm trees. Some of the open pasture areas have some mesquite thats accumulated in more recent years. The sandy loam type soils and native grasses on this west portion of the ranch are more suitable for grazing, with some areas for potential cultivation.

WATER: The 37 acre lake is the extraordinary jewel of the ranch. The water is clear and is said to maintain a relatively constant level all year due primarily to its origination from the spring-fed Red Bud Creek. The areas immediately surrounding the lake are mostly open and elevated, providing numerous potential building sites for a new home or lodge, overlooking the water and the wildlife that it attracts daily. There are approximately 10 smaller ponds/stock tanks spread across the ranch, providing water for both livestock and wildlife.

There are a total of 7 water wells on the property, including 2 at the home. There is also a deep water well with electric pump, located in the east pasture near the barn, providing water directly to several troughs placed throughout the various pastures. A well located near the cattle pens in the west pasture is operated to supply water to water troughs within the west pasture. Three additional wells with solar-powered pumps provide more supplemental water to the west pastures. Lastly, two wells in the west pasture, one electric, one windmill powered, are not currently operative.

WILDLIFE: The ranch provides a great habitat for whitetail deer, turkey, feral hogs and numerous species of smaller game animals and birds. The lake provides excellent hunting for ducks and geese. The wildlife is abundant and the ranch has not been hunted to any significant extent in decades, therefore the game has not been pressured to leave the large property.

ADDITIONAL INFORMATION:

-The current ag-exemption provides for low property taxes, estimated at $3,764 for 2018

-All areas of the ranch are easily accessible with approximately 1.75 miles of road frontage on paved FM 1956, plus approximately 0.8 miles of frontage along Sawyer Rd (paved county road)

-Electric service is installed at the house, the east barn, and to the well at the west cattle pens. Additional electric service is available at several other areas of the ranch and along the roadways

-Prospective buyers are requested to provide a letter of financial qualification in advance of the initial showing

-Boundaries as outlined on aerial photos and provided maps are approximate and must be verified by a new survey

The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker or Seller. The Broker (Whitetail Properties) does not assume liability for typographical errors, misprints, nor for misinformation that may have been given us. All property is subject to change, withdrawal, or prior sale. Buyers' agent must be identified on first contact with Broker and must accompany the buyer on showings to receive full fee participation. Otherwise, the fee participation will be at the sole discretion of Whitetail Properties.