2486 FM765 , Rochelle, TX 76872(McCulloch County)

IMPROVEMENTS: This ranch is improved with a fully furnished 2 bed, 2 bath barndominium with a large, open concept living room, dining area and kitchen along with a great covered back porch. A breezeway separates the main living quarters from the barn and adjacent apartment equipped with a full bathroom. There is also a walk-in cooler and a game cleaning area all located inside a fully fenced yard with cattle guard entrance. 5 nice blinds, 7 corn feeders and 3 protein feeders all convey as well.

EQUIPMENT TO BE CONVEYED: None

WATER: There are two nice ponds on the ranch. One of them is stocked with fish and holds water very well. There is also a seasonal creek that, in wet times, will run many months out of the year according to the seller. Currently, the headquarters is supplied by a rainwater capture system that is very sufficient and works very well. Rural water is available and we should soon have the cost associated with bringing it to the headquarters.

TERRAIN/HABITAT: The terrain and habitat on this ranch is extremely versatile! As you traverse the property you will feel like you have gone to four distinctive areas. You have hill country with cedar and oak trees, then you have some nice valley land with good soil and grass cover. After that, you will find some flatter country with big mesquite, oaks, persimmon, more brush and then you have a creek bottom with giant cedar elm, oak, persimmon, and brush. It is something you must see for yourself to really appreciate! One other thing to be noted is that the property used to be part of a larger ranch so besides the road frontage, the remaining three sides of the property are surrounded by a single 6000 acre neighbor.

WILDLIFE: Native wildlife will include whitetail deer, wild hogs, turkey, dove, quail. The back tank also offers good fishing opportunities.

EASEMENTS: None

MINERALS: Surface Only

TAXES: 2020 taxes of $3,174.52 per McCulloch CAD.

SUMMARY: If you are looking for a great all-around recreational ranch, look no further! This is one to consider. Great price and great location. Call Anthony to schedule a showing!

DISCLAIMERS: All information provided is deemed reliable but is not guaranteed and should be independently verified. Real Estate buyers are hereby notified that real properties and its rights and amenities in the State of Texas are subject to many forces and impacts whether natural, those caused by man, or otherwise; including, but not limited to, drought or other weather related events, disease (e.g. Oak Wilt or Anthrax), invasive species, illegal trespassing, previous owner actions, neighbor actions and government actions. Prospective buyers of Texas real estate should investigate any concerns regarding a specific real property to their satisfaction. Buyers brokers must be identified on first contact, and must accompany buying prospect on first showing to be allowed full fee participation. If this condition is not met, fee participation will be at the sole discretion of Simpson Ranches & Land, LLC, Broker. Simpson Ranches & Land, LLC reserves the right to require any or all interested buyer(s) of a particular property to provide proof of financial ability to purchase said property prior to the initial showing or any subsequent showing of the property. Simpson Ranches & Land, LLC also reserves the right to refuse to show a property to a potential buyer for any reason at Simpson Ranches & Land, LLCs sole and absolute discretion.