FM 2071 , Gainesville, TX 76240(Cooke County)

Fertile bottom land that adjoins the USACE Lake Ray Roberts property is now available for sale. This 200 acre property near Gainesville, TX 76240 in Cooke County is an unbelievable mixed use recreational, farmland, ranchland property that has easy access to I-35 with road frontage on FM 2071. Seriously, this property holds an unbelievable number of deer, turkey, hogs, dove, and ducks on due to it's wooded creek, food sources, and its proximity to Lake Ray Roberts. This farm would be an EXCELLENT family property where you can raise hay, small grain crops, cattle, and STILL have some of the best hunting you could ever imagine. Bring the family and friends out for a September dove hunt, or a spring time crappie and sandbass trip on the creek. Spend your weekends riding ATV's and exploring the creek, and let the kids chase small game like rabbit and squirrel, just like so many of us did as kids.

LOCATION: Cooke County, TX about 6 miles south of Gainesville. 8 Miles from Lake Ray Roberts State Park - Johnson Branch. 26 miles to Denton, TX. 53 miles from DFW Airport. 21 miles from WinStar World Casino.

WATER: Scott Creek.

UTILITIES: None in place. Pentex Energy has lines on the property.

WILDIFE: Whitetail deer, Rio Grande turkey, hogs, and waterfowl.

MINERALS: There are no mineral rights available, and there is no production on the property.

VEGETATION: Some mesquite, pecan, hickory, oak, cottonwood.

TERRAIN: 645 to 680' elevation. Mostly level. Approximately 35 acres out of the flood plain.

SOILS: Clay Loam soils are prevalent on the property.

TAXES: 2019 was about $2.90 per acre. Since this property has recently been divided off of the

parent tract, the exact future taxes are unknown. It is in 1-d-1 agricultural exemption.

IMPROVEMENTS: None

CURRENT USE: Cattle and farming.

POTENTIAL USE: Excellent mixed use property with a track record for farming. It could be put in grass for grazinbg, or a combination of wheat and grass for year round production of beef. With a minimal amount of effort, this property could also be a premier waterfowl and deer hunting property. Being adjacent to Lake Ray Roberts, there are tens of thousands of ducks that roost very close, and the area has become wildly popular for its trophy whitetail deer.

NEIGHBORS: Large neighbors to the north and south (over 100 acres each) with the USACE to the east. Highway on the west. Original family retained 30+ acres on the southwest corner of the subject property.

FENCING: Fencing is fair along the west side, USACE fence on the east and part of south is in fair to good condition. A new fence is on the north side.

EASEMENTS: Flowage easement. Local electric easement along road.

LEASES: None

SHOWINGS: Buyers agent, if applicable, must be identified on first contact and must be present at initial showing of the property listing to the prospective real estate buyer in order to participate in real estate commission. If this condition is not met, fee participation will be at sole discretion of listing agent.