Farris, OK 74525(Atoka County)

Average Annual Rainfall: Approximately 47 inches per year according to the Oklahoma Climatological Survey

Improvements:

Fences: Perimeter is fenced with fence quality ranging from poor to decent

Roads: Very good road system throughout that makes the property very accessible

Utilities: Rural water and electricity are available

Wildlife/Hunting:

Whitetails

Eastern Turkeys

Wild Pigs

Fish: in some of the ponds

Minerals:

Surface Only

Taxes:

Approximately $527.00

Property Summary:

This ranch is located only 4.25 miles north of Hwy 3 on a blacktop county road between Atoka and Antlers, Oklahoma. There are 4 entrances onto the property from the west and the north, south and east sides are bordered by other land owners. Access onto the property is obviously very easy and it ties into a well planned interior road system that makes the entire property usable. Six scattered ponds and a creek on the north provide water for wildlife and cattle and a 12+/- lake site has been identified and flagged near the south boundary. In the spring of 2012 some of the pine timber was thinned which will dramatically improve the browse and grass on the forest floor. If you aren't familiar with logging operations don't confuse a thinning operation with a clear cut. The timber on this ranch has been managed as a native forest meaning it has varying age classes of pine. If it had been clear cut then all of the pine would be gone. This ranch is loaded with cover and is just waiting for the right buyer to come along and unlock its potential. The current owner has owned the property for well over 20 years and knows how to turn a place like this into something extraordinary. Currently the price reflects an as-is value but there are plans to begin putting gravel on the roads, clearing and planting food plots, and building the lake described earlier. As those improvements are made the price will increase accordingly from an as-is price to a finish product retail price. There is an opportunity for someone to step in before these improvements have been made and see some tremendous upside. One other positive aspect to the location of this property is its proximity to McGee Creek Lake. Access to the lake is within 8 miles onto this extraordinary 3,800 ac fishing lake. Last but defiantly not least there have been 3 bucks harvested within 3 miles of this property that grossed 173" 2010 , 182" 2011 , and 207" 2005 with triple drop tines. Numerous others in the 150"-160" class have also been harvested in the area. Quality deer are definitely here. If you desire a quality experience for you friends and family there is nothing like the calming sound as the wind blows through the whispering pines. If you have never taken a property from a raw as-is condition it can be a rewarding experience and I can assist with locating a team of contractors to get this job done so don't count this property out due to lack of experience. I'm here to help!