Tbd White Road , South Bend, TX 76481(Young County)

A centrally located pond is a reliable water source for wildlife and livestock, while a seasonal, unnamed creek offers the potential for developing a larger surface pond. The ranch is composed primarily of quality sandy and clay loam soils, making much of the land suitable for cultivation or improved grazing. This area of Young County is known to grow large whitetail deer, and because of its large neighbors and proximity to the Brazos River. Along with whitetail deer, there are abundant feral hogs, varmints, and small game roaming the property.

An established interior ATV trail system allows easy access throughout the ranch. With no active oil and gas production, debris, or unsightly remnants, Black Boot Ranch stands out as a clean, well-kept property ready to enjoy or further develop with minimal effort.

-- IMPROVEMENTS --

Utilities ~ Utilities available on White Road

Road System ~ All dirt ATV roads/trails

Fencing ~ Adequate for cattle grazing

-- WATER, COVER & TERRAIN --

Surface Water ~ One pond and an unnamed seasonal creek for potential surface water

Water ~ Fort Belknap Water Supply Company available

Tree Cover ~ 75% wooded; mature hardwoods on ridges, mesquites in the valley

Underbrush ~ Thick underbrush

Native Grasses ~ 75% native grasses

Grazing ~ Currently grazed by the owner

Soils ~ Mostly clay loam and sandy loam

-- HUNTING & RECREATION --

Wildlife ~ Whitetail Deer, Rio-Grande Turkey, duck, dove, quail, hogs, varmint

Hunting Pressure ~ Very little; no written hunting lease

Fishing ~ Pond is not currently stocked with fish

Land ~ Crossable creek, wooded draw

Native Grasses ~ Thick grasses, excellent bedding

-- MINERALS & WIND --

Mineral Rights ~ No minerals available

O&G Production ~ No current production

Wind Rights ~ 100% wind rights convey

Wind Production ~ No active wind lease

-- ACCESS & DISTANCES --

Road Frontage ~ White Road - 1,830 ft

Piped Entrance ~ Two entrances on the north boundary

Nearby Towns ~ 1.5 mi from South Bend

Major Cities ~ 65 mi S of Wichita Falls, 105 mi NW of Fort Worth

Airports ~ 15 mi N of Graham Municipal, 65 mi S of Wichita Falls Regional

AGENT COMMENTS: Black Boot Ranch is a turnkey mixed-use property ideal for someone looking to run a few cattle, enjoy a weekend hunting getaway, or just a place to have a homestead and live on. It is rare to find small ranches that are this clean and ready to be put to work.

Listing Agent: Heath Kramer 940-456-0575

Additional Notices & Disclaimers: Campbell Farm & Ranch welcomes all cooperating agents and brokers. Cooperating Agents and Brokers must make "first contact" with the listing agent and be present at all showings to fully participate in the commission split. Commission split is at Campbell Farm & Ranch LLC's sole discretion. No Trespassing--Don't hesitate to contact a Campbell Farm & Ranch team member for a showing. All information in this advertisement is understood to be accurate and reliable but is not guaranteed. Please verify all information before using the information for decision-making purposes. All listing information is subject to errors, omissions, price changes, terms changes, or removal from the market without notice. Campbell Farm & Ranch presents all offers, the seller has the right to refuse any offer, review multiple offers, and accept backup offers.