Tract 2 | County Road 334 , Decatur, TX 76234(Cooke County)

- Fort Worth: 1 hr

- Dallas: 1.3 hr

The property will have a Decatur mailing address and is in the Slidell ISD. It located in the hills south of Rosston, surrounded by miles of pasture land and woods. Very quiet and very private.

LAND TERRAIN & FEATURES:

The land has approximately 80 ft of topography change from top to bottom (county road to creek). The top portion where you enter from the county road is mostly cleared pasture, with a nice pond. Some trees are around this pond, shielding it from the county road and providing a nice cabin building site that is close to the electric line running down the road. You would have a nice view across the pond from here.

Along the west side of the top portion of the ranch is a large grass plateau that provides views for miles in all directions. This would also make for a good potential home site if electricity was ran back to it.

The newly constructed ranch road takes you from this area into the wooded bottom, and provides you easy access through all the woods and down to Dixon Creek. The trees here are amazing! 50-60 ft. tall post oak, white oak and elm create a canopy across the whole bottom that is as enjoyable to hike as it is to drive through. Along the ridge line on top are 100 yr old live oaks that add to the diversity.

Approximately 15 acres in the northwest side was dug out for gravel at one time. The current owner did extensive bulldozer work to smooth out any piles left, so that vegetation can come back. The land doesn't have any active gravel leases anymore, and the buyer will receive full rights to control or prevent gravel production in the future.

SURFACE WATER:

Dixon Creek makes up the whole south border and is a site to behold when it is running. On normal years, you can expect crystal clear water to flow over its limestone rocks during spring, early summer and fall after rains are received. Natural artesian springs pop up in multiple places on this property too, which flow water down to the creek and help keep it full. Even in hot, dry July and August in 2020, when temperatures reached 100 degrees F, the creek bed still held pockets of water. The springs still ran too, but instead of flowing above ground they soon dipped under the ground, due to the lower water table.

Dixon Creek fills a 28 surface acre Soil Conservation Lake just 0.2 miles past the property's border. This lake has lots of black bass and perch, which swim upstream to this property. The water is so clear you will see them swimming all through the stream (see Video Tour). Deep pockets in the creek bed allow for fun fishing and a great place to take a dip!

In addition to Dixon Creek, the ranch has a pond on its north end. This pond could be stocked with fish as well, to make a fishing tank there as well.

HUNTING:

Across the creek from this acreage is a 1,900 conservation ranch, which doesn't allow any hunting. On our corn feeder, we have seen some nice bucks, strong numbers of does and plenty wild hogs. The ranch is set up to allow both rifle and bow hunting.

OIL & GAS:

There is not any oil & gas production on the property. Seller to reserve any owned mineral rights at closing.

PROPERTY TAXES:

The land has a current ag tax exemption, so the taxes are minimal, estimated to be around $300 annually.

LIST PRICE:

This ranch is priced at $8,500/acre, or $527,000 total. Seller to provide new survey and title insurance.

CONTACT:

For more information or to see this ranch in person, contact agent/owner Beau Byars at cell phone (940) 224-3183.