Teague, TX 75860(Freestone County)

PROPERTY OVERVIEW: The BEST COMBINATION RANCH in Texas unfolds on Hausler Creek Ranch! Outstanding hunting and recreational features combine with superlative agricultural production yielding multiple income streams together in a coveted legacy ranch holding. Manicured, improved hay pastures roll gently into thick hardwood forests on the Hausler Creek Ranch, which, by any measure, is an exceptional property. With nearly 4700 plus-minus contiguous deeded acres, this east Texas ranch is uncommonly large for the area and very productive. Approximately 888 cultivated acres have historically produced an average of 10-12,000 round bales of hay in three cuttings per year without livestock production. The owner has recently implemented a cattle feeding program designed to accommodate an Angus herd consistently grazing in numbers between 500 and 750 head under rotational grazing while maintaining a significant hay crop. Two large live creeks, numerous creek draws, two lakes stocked with fish, and more than 20 stock tanks provide ample water for livestock and wildlife. Numerous large potential lake sites exist throughout the ranch. Managed wetlands attract migrating and resident waterfowl. Wild game, large and small, Whitetail deer, wild hogs and varmints thrive in native habitat. It is no wonder that thousands of years ago the Caddo Indian culture flourished here.

The improvements on the Hausler Creek Ranch are well considered and beautifully maintained. A custom stone ranch house, completed in 2011, has 5 bedrooms and 4.5 baths within 5,898 plus-minus square feet together with adjoining guest quarters for family and friends. Operational facilities include a 10,000-square-foot equipment barn with office, two modular houses for hunting parties, and a manager's residence. Located a short distance from Interstate 45, the Hausler Creek Ranch is located 1.5 hours from Dallas and less than 2.5 hours from both Houston and Austin. Location, productive agriculture, beautiful terrain, abundant wildlife complimented by gracious and practical improvements - the Hausler Creek Ranch is all encompassing.

LOCATION: Hausler Creek Ranch is located 7.5 miles west of Fairfield, Texas in Freestone County. The ranch location provides a convenient drive from Dallas (95 miles north), Houston (150 miles south), and Austin (155 miles southwest).

Teague Municipal Airport is located approximately 9 miles southwest of Hausler Creek Ranch and offers runway length of approximately 3300 feet.

THE LAND: As the story goes, Freestone County, carved from the larger Limestone County in 1850, was named for a type of indigenous stone found here, though the soil is not particularly rocky. Throughout the county, the soils vary from loamy to claypan with a sandy or loamy surface. On the Hausler Creek Ranch, highly improved livestock forage and strategically planted food plots for wildlife thrive in the sandy loam soil. At least six types of Oak trees - Red Oaks, Live Oaks, Sand Oaks, Post Oaks, Pin Oaks, and Water Oaks - grow in dense groves and forests along with Ash, Blue Jack, Elm, and Black Walnut trees. Junipers give cover to wildlife, River Birch grow along the creeks, and bursts of White Dogwood blossoms herald the arrival of spring. East Texas beauty abounds over every rolling hay filled pasture and through the dense hardwood canopy.

CLIMATE: Summers are typically Texan-hot with July highs in the mid-90s and occasional rains interrupt to cool things off. Winters are pleasantly mild with January highs in the upper 50s and lows in the mid-30s. Freestone County receives about 42 inches of precipitation a year, almost all of that as rain.

ELEVATION: Most of East Texas is only a few hundred feet above sea level and the Hausler Creek Ranch is no exception. Rolling hills rise gently from the forests to the hay pastures, from a low of 353 feet to 510 feet above sea level; a high point with beautiful views of the surrounding countryside.

WATER: Three spring-fed creeks run through the ranch. The largest two, Hausler Creek and Caney Creek, converge beyond the ranch with Sneed Creek and Walnut Creek. There are also two stocked lakes and more than 20 stock ponds on the ranch. Four operating water wells and rural water supply aide in serving the primary residence and other improvements. The ranch boasts significant elevation change providing multiple potential lake sites, if desired.

WETLANDS: There are five natural wetland units along the creeks and spring-fed low-lying areas that range in size from a 3.25 to 24 plus-minus acres. Two of the units have water control structures to permit flooding in the fall and facilitate proper drainage and drawdown in the spring. The flooded green timber, which holds water in the winter, is superb for duck hunting. In dry years, the wetlands can be supplemented with water pumped from the adjacent live water creeks.

AGRICULTURAL OPERATIONS:

Cattle - In addition to the production of superior Tifton and Jiggs Bermudagrass hay, Hausler Creek Ranch pastures are currently being grazed by an Angus herd owned by a notable producer of all-natural premium beef. While ranch ownership is not interested in stressing improved pastures, rotational grazing practices yield conservative carrying capacities of between 500 and 750 head while simultaneously harvesting between 2000 and 4000 round bales of hay per year.

Hay & Forbs - About 888 acres planted in Jiggs & Tifton 85 Bermuda grasses produce an average of 10-12,000 4'x 6' round bales per year from three cuttings prior to running cattle. The horse- quality hay has been tested to have a protein factor of 17 or better. Many of the pastures have been over-seeded with Ball Clover, a legume and natural fertilizer that restores nitrogen to the soil when it dies off in late spring.

Approximately 175 acres of food plots planted in clover, wheat, and oats have been strategically located in the middle of the property to provide forage for deer and other wildlife. The soil in the hay fields and food plots is tested annually to determine the best fertilizer mix to maximize output. Wooded areas are managed on a burn schedule to encourage the growth of forbs and nutritious native broadleaf plants for deer and wildlife.

FENCING: The ranch has 20+ miles of exterior low fencing consisting of 5-strand barbed wire. Most openings have cattle guards instead of gates to facilitate travel. Interior cross fencing with gates or cattle guards is new, as is a pipe gate at the ranch entrance. All exterior fence lines were cleared in 2019.

ROADS: All-weather roads, built over a caliche base with large culverts where needed, provide excellent access throughout the ranch.

WILDLIFE: Hausler Creek Ranch is known for its excellent hunting opportunities - so good, in fact, that East Texas Outdoors Magazine has written about hog hunting on the place. The Oak groves, hardwood forests, creeks, and food plots create a terrific habitat for Whitetail deer and wild hogs. On the low-fence ranch, where hunting is fair chase, the deer population has been judiciously managed with supplemental corn and protein feed placed at strategic sites. While it is typical to see a 120-130" buck on Hausler Creek, this ranch is also home to larger Boone and Crockett sized deer in the 170-180"class. The property is enrolled in the Texas Department of Wildlife's Texas Managed Lands Deer Program (MLDP) "Harvest Option." The past 20 years of voluntary habitat management have attracted Freestone County's finest. Reports and details available upon request.

At the peak of the waterfowl migration, thousands of puddle ducks converge on the managed and natural wetlands. Mallards, Widgeons, Gadwalls, Teal, Pintails and Wood Ducks flock to capture abundant smartweed, millet and floating acorns in the shallow water hardwood bottoms providing unforgettable moments in time.

IMPROVEMENTS:

The Lodge- Constructed in 2011 near the entrance of the ranch, the primary residence, also known as The Lodge, is comprised of five bedrooms and 4.5 baths within 5,898 square feet (per CAD). The comfortable ranch-style house has a stone exterior and a standing-seam metal roof, shaded by large, mature live oaks. A sprinkler system waters landscaping around the house. A CAT generator has been installed and hard wired to the lodge in case of loss of power during any storm events.

Guest Quarters- An adjoining guest quarters for family and friends is located a short walk under a breezeway from the main ranch house complete with a living room, fully equipped kitchen, bedroom, bath, and a laundry room.

The Cabins - The hunters' cabins are nestled in a grove of hardwood trees. In the center of the camp, lies an outdoor kitchen with a custom wood fired pit that doubles as a wood-fired grill. Concrete pathways connect the cabins and the outdoor cooking/ gathering area help create moonlit fires, family events and the hunting party's basecamp.

Equipment Barn - The 10,000-square-foot equipment barn has an office, full bathroom, and game-cleaning station.

Covered Cattle Pens - Constructed in 2018 within close proximity to the headquarters, is an 80' x 80' covered cattle handling facility. The facility is complete with alley ways, chutes and storage.

EASEMENTS: Three gas pipeline easements cross the property. Improved grass/food plots currently grow within the easements.

MINERAL RIGHTS: Seller owned minerals negotiable.

UTILITIES:

- Electricity is provided by Navarro County Electric Cooperative

- Clay Hill Water Supply Corporation provides rural water supply

- There are four domestic water wells

- Improvements are served by propane gas and septic systems

- The primary residence has a like-new, maintained CAT 60 KW backup diesel generator with a belly tank

SCHOOL DISTRICT: Teague Independent School District

BROKERS' COMMENTS: Hausler Creek Ranch is one of the finest low-fence, large ranches in Central/East Texas with beautiful rolling terrain and inspiring vistas. The property has been very well managed to promote outstanding livestock/hay production and wildlife habitat. Large populations of Whitetail deer, wild hogs, ducks, and dove together with stocked lakes present excellent recreational opportunities for hunting and fishing. Top-quality improvements, live water, contiguous acreage, hardwood timber, minerals, and proximity to Dallas, Houston and Austin make this ranch a rare find.

TAXES: 2019 Taxes estimated at $24,690.

CONTACT:

Cash McWhorter- Broker/Partner

(469) 222-4076 mobile

Casey Berley, ALC- Broker

(214) 422-7253 mobile

Blake Hortenstine- Broker/Partner

(214) 616-1305 mobile