Winnsboro, TX 75494(Franklin County)

TERRAIN: There is over 150 feet of elevation change with scenic views. Property is 75% heavily wooded in mature pine and hardwoods. Several meadows/ fields are scattered throughout the ranch and provide opportunities to graze cattle or bale hay. Morris Creek and Blair Creek are both spring fed and run through the property. Most of the land is in native pasture, but there are areas in Coastal Bermuda and other improved grasses. An irrigated vegetable garden is maintained.

WILDLIFE: Property was high fenced in 2000 and whitetail deer were brought in with a variety of genetics to improve the quality of trophy bucks. Breeding pens were set up and in operation for 5 years with 4 brood bucks for breeding and releasing does. There are estimated to be 200 whitetails on the property with a buck: doe ratio of 1.5 bucks to 1 doe. New Zealand Red deer are also present with some exceptional trophy stags. There are estimated to be 18-20 red stag and 55-60 red deer females currently on the property. There are a few Japanese Sika deer, feral hogs, dove, and a variety of ducks. Wildlife program is set up with 8-10 deer stands, 10-20 bow stands, broadcast corn feeders, Outback protein feeders, and 26+/- cultivated food plots planted in wheat oats, peas, and clover. Property is involved in TPWD's Managed Lands Deer Program and it has been lightly hunted.

LAKE: 26+/- Acre Zachry Lake is approximately 40 feet deep and located near the center of the ranch. The golf course fronts a portion of this scenic lake. The lake is deep, spring fed, surrounded by trees, and bass fishing is outstanding! A 1200+/- Square foot boathouse features three boat stalls, lifts, and a nice dock for entertaining. There are several other possible lake site locations if more surface water is desired.

WATER: There are several smaller ponds and two migratory waterfowl sloughs for attracting ducks in the winter. At least 5 springs are on this property and underground water is good with 3 water wells. Main well is 370+/- feet deep and in the Wilcox Aquifer. Second well is 50+/- feet deep with excellent drinking water. Cypress Springs Special Utility District provides rural water to this area with water lines on all four sides of the property and to the houses.

IRRIGATION: There is a fully automated Rainbird commercial grade irrigation system that utilizes the spring fed lake as its primary source of water. Holes 1-3 are run with Rainbird Eagle 900 that produces 30 gallon per head; holes 4-9 are run off Rainbird Eagle that produces 25 gallons per head with more heads to increase water distribution. The lake level may fluctuate 1-3 feet in the summer or other dry times, but is replenished by natural springs.

GOLF COURSE: A private, championship 9-hole golf course was designed and built in 3 stages. The first three holes were built in 1994 and designed by Golf Resources, Inc. (Dallas); second three holes were built in 1996-1997 and designed by Golf Resources, Inc. (Dallas); last three holes were built in 1998-1999 and designed by John Ponko (Virgin Islands). There are 9 fairways and 8 greens. Tees are planted in 419 Bermuda with the exception of two tees, #1 & #2, which are in the shade and planted in zoysia grass. Fairways are in 419 Bermuda. Rough is cut at 2 inches and is planted in common Bermuda. Greens are all TifEagle. This course is immaculately maintained and perfect for entertaining. On average, manager believes there are approximately 75-100 rounds played annually.

HOUSES: There are 3 brick homes on the property located in close proximity to one another. The main house is approximately 6500+/- SF with 6 bedrooms, 5.5 bathrooms, and a swimming pool. Guest House # 1 is 2000+/- SF with a garage, 3 bedrooms, and 2 bathrooms. Guest House # 2 is 2000+/- SF with a garage, 3 bedrooms, and 2 bathrooms. Homes are all in excellent condition and there is a concrete storm shelter. There are also 3 mobile homes located on the property where ranch employees currently reside.

IMPROVEMENTS: Fully operational and complete skeet range, lighted outdoor tennis court; Morton horse barn with office, stalls, and tack facilities; 200 x 100 covered equestrian arena, maintenance barn and shop with refrigerated game storage, water wells, generators, an archery and rifle range.

FENCING & ROADS: Perimeter game fence built in 2000 is in excellent condition with interior roads throughout the ranch. Less than 100 acres of the property is not under high game fence. An extensive road system is in place and some of the roads are paved, gravel, or sandy. Several scenic bridges provide access across creek areas.

CATTLE: There are 26-28 head of cattle on the ranch. This ranch previously ran up to 200 head of cattle. Improved pastures in Coastal Bermuda are managed for significant hay production. The primary focus of this ranch is recreational so production (and commercialization) has not been pursued to its full potential.

EXCLUDED ITEMS: Some of the following items may be negotiable, but are not included in the sale: cattle, horses, saddles & tack, watercraft, hunting blinds, wildlife feeders, livestock feeders & troughs, tractors, mowers, golf course maintenance equipment, ATVs, furniture, and household items.

RIGHT-OF-WAYS: Oil pipeline and electric line easements cross the property with minimal impact. The right-of-ways are good for hunting and perfect for planting in wildlife food plots.

UTILITIES: Cypress Springs Special Utility District provides rural water to the property in addition to the water wells. Homes are all on septic systems.

MINERALS: Owner has some portion of minerals and will convey whatever interest is in their possession if any.

TAXES: Property is agriculturally exempt. Annual property taxes were $19,914 in 2012.

COMMENTS: This is a one of a kind property with exceptional hunting, fishing, golfing, and equestrian and other recreational opportunities.

CONTACT:

Cash McWhorter, 469-222-4076 mobile

Blake Hortenstine, 214-616-1305 mobile

Wright Monning, 214-794-1475 mobile