Saint Jo, TX 76265(Montague County)

Several deep draws and ravines transverse the land, including a branch of the seasonal Farmers Creek. This creek is lined with natural springs, which on normal years, allows for pools of water to stand in its bed. It also channels a significant amount of rain runoff for the area, so much that the Army Corr of Engineers constructed a 43 acre reservoir off of it on the tract to the north. The ranches to the west and east have similar sized reservoirs, and this surface water attract lots of migratory ducks and geese in the fall and winter months. The owner built a new three acre water tank off of one of the main drainages in the summer of 2012, which is approximately 25' deep at the dam. This new tank is expected to be a great fishing tank.

The land varies between dense wooded areas to cleared pastures. The dominant trees are post oak and blackjack, with scattered stands of elm, cottonwood, and willow. Cedars are minimal here, as are mesquite and other unwanted brush. The pastures have thick coastal bermuda grass. A couple of years ago, the owner targeted seventeen plots, ranging from 1.4 to 31.1 acres in size, to introduce B Dahl, a more drought and heat tolerant grass. This grass is in its early stages, but when it is established, will provide diverse grazing for livestock.

In the distance, large tree-covered hills, green fields, and deep valleys provide an ever changing landscape and year around views to enjoy from almost anywhere on the property. While the owner has already taken advantage of probably the best homesite, there are numerous other building locations that showcase these views too.

IMPROVEMENTS:

In the far east pasture, perched on a broad hill, sits a beautiful Austin stone home, built in 1999. This residence is well hidden and cannot be seen from the county road. The structure includes some 6134 sq ft of space under one roof, which is broken up into three different spaces.

The main home, 2660 sq ft, was built with a metal frame and is very sturdy. It has a large living room, spacious kitchen with island and Corian countertops, and two bedrooms, each with their own private bathroom. The living areas have oak floors, and the bathrooms and kitchen have Mexican tile. Both the living room and master bedroom have recessed ceilings. The living room has built-in oak shelves, a stone fireplace, and an additional office area. Large windows showoff the views to the west.

The master bedroom is big enough for a king size bed and a sitting area, plus has two walk-in closets. The master bathroom has dual sinks, a jacuzzi tub, and separate shower. The second bedroom has its own attached full bathroom, plus the walk-in closet doubles as a storm shelter, with reinforced concrete walls and ceiling, plus a metal door. This storm room shelter was built to Texas Tech specifications and provides a safe place in the event of bad weather.

The main house also has an utility room with a half bathroom, plus an attached 772 sq ft three-car garage. The house is protected by a security system and wired for satellite TV. It has electricity ran to it and is supplied with water from a private 200' deep well, tested at over 30 gallons/minute. Both of the water wells on the property are registered with the state. The main house has a new HVAC outside unit as well.

A two bedroom, 2.5 bathroom guest house provides an additional 1008 sq ft of living space. This guest house has its own kitchen. It is connected to the main house by a 772 sq ft breezeway, which the owner uses for grilling out on. One metal roof is over the main home, breezeway, and guest house, so it has a uniform look.

Additional structures include a 30' x 80' metal barn with concrete floor near the ranch entrance and a set of pipe working pens with small metal horse shed. There is an old wooden house at this site too, which is of minimal value and needs to be bulldozed. The barn and pens have electricity ran to them, and a water well and pump provide water to the pens for livestock.

Other improvements include a mile long gravel road leading from the front gate to the house, a pipe/stone entrance with a keypad-operated electronic gate, and a newly constructed concrete bridge on the main road where it crosses a creek wash. There is also a unique iron bridge on the road just before you get to the gate that crosses Farmers Creek. The ranch has over nine miles of barbed wire perimeter and cross fences, all of which are in excellent condition.

RANCHING:

This property has been cross-fenced into ten pastures. Each pasture has water through either a water well or tank; a total of ten water tanks are scattered across the ranch. The land is in excellent condition, as the owner has been diligent not to overgraze it. At full capacity, the ranch can sustain 50 pairs. It has a sandy loam mix, ideal for warm season grasses, but is capable of growing wheat or hay too, as some of the neighbors do.

This ranch would be perfect to set up for an equine operation. The ground is soft and easy on horses, and the eight acre pasture near the entrance, where the existing barn and pens are located, is mostly flat and a good place to build riding pens or an arena.

WILDLIFE/HUNTING:

The property has not been hunted since the owner bought the place fifteen years ago and is loaded with game! It is not uncommon to see a flock of forty Rios or a several whitetail deer running across the pastures while on a casual drive through the ranch. Deer routinely come up to the house, and there is a big rub on one of the owner's newly planted trees. Bobwhite quail, wild hog, and the occasional cougar can be found here too. As mentioned above, lots of ducks and geese visit the ranch during their annual migration. Numerous species of birds and critters are here.

This ranch has not been developed for hunting and would benefit from supplemental feed (corn and/or protein), food plots, and cull management. It would be suitable for both rifle and bow-hunting, with its variation of timber.

ASKING PRICE:

$1,390,000, (reduced from $1,525,000) (Surface estate only; the seller doesn't own any minerals and so has none to convey. There is no active production on the ranch.) The owner will consider financing the sale to an approved buyer. Interest rate to be determined based on amount of down payment.

CONTACT:

To schedule your private showing of this beautiful property, call land agent Ben Belew at cell phone (940) 357-9940.