TBD CR 282 , Garrison, TX 75946(Nacogdoches County)

Offering uplands and bottomlands in a delightful combination of forest and field, this property has about 140 acres of uplands and 63 acres of bottomland. There are twenty acres of mixed hardwood-pine forests around the 2.5-acre main pond and two smaller associated ponds. Woods along the River on the east boundary and along the narrow creek drains on the hillsides provide useful wildlife edge habitat, as well as provide an appealing look to the hilly pastures leading down to the Attoyac bottomlands. The West Woods is a delightful, open-understory forest along the western branch and boundary.

From a recreational standpoint, this land offers hunting, pond and river fishing, ATV riding, observing wildlife or just enjoying the outstanding views to the east across the Attoyac River bottoms. The hunting opportunities would be diverse on this Property. During site visits, I made direct observations of ducks, Wilsons snipe, whitetail deer and squirrel combined with hog sign in the bottomlands.

This land is currently supporting cattle under a non-binding verbal arrangement with a neighboring landowner; a new owner will be free to make their own arrangements. There is a relatively new section of hog-wire fence at the foot of the upland slope; the exact condition or reach of this fence is not known but it appears to be at least a good start in managing feral hogs; some additional hog-wire fencing was observed in the cross-fencing. Cross fencing probably needs maintenance, but it appears that with some work that the Property can be divided up fairly readily. The corrals and pens are no longer in operable condition. There are four small ponds and one 2.5 acre pond beside the river frontage to provide livestock water.

The approximately 52 acres of Marietta soils in the river bottom offer some of the highest-fertility in our region according to the USDA NRCS soils survey. The lower Mantachie soils cover the wettest 17 acres of the Property along the river channels and sloughs, providing valuable wetland habitat for wildlife, as well as winter-time waterfowl / Wilsons snipe hunting. The balance of the Property has good upland fine sandy loams that are well-drained due to the rolling terrain. While most of the Property is in open pastureland, these soils and this site would make for excellent pine and hardwood forestland, as well.

The native forests on this property have an assortment of species including loblolly pine, white oak, ash, shortleaf pine, water oak, black oak, sweetgum, southern red oak, American elm, Florida maple, American holly, cherrybark red oak, southern red oak, black cherry, mulberry and hornbeam. In addition to these overcup oak, bitter pecan, pawpaw and blackgum are several of the species found in the bottomland areas.

This is a legacy property that once helped support a dairy farm. There is a roughly 70 ft. by 60 ft. pole barn located 400 feet inside the West Gate on the gas well road. This barn needs some maintenance but appears to be in useable condition. There is an old farm building (believed to be a Clay Farm Equipment milking parlor) on the west side near the West Gate, currently best accessed from the South Gate, but located just off of CR 282. This roughly 48 ft. x 20 ft. glazed-brick building is in indeterminate condition but could be salvageable; it appears to have a concrete foundation and the walls look substantial.

The land types on this property are as follows (all acreages are approximate and rounded):

145 acres of pastures and fields

48 acres of woods (20 acres around main pond, 5 acres western woods, remainder associated with creeks and river)

4 total acres of ponds (one 2.5-acre main pond, four smaller ponds)

3 acre partially-fenced gas well site

3 acres in the well site road, barns/farmstead sites

This deed-described 202.785 acres is offered at $1,400,000.

All existing buildings, gates and fences are included in the offering.

No minerals are available. No seller financing is available.

This property is currently under Ag/Timber Valuation on the taxes. Most recent Tax records show $376.95 with Ag valuation in place.

Electric Power (believed to be Deep East Texas Electric Coop) runs through parts of the western and southwestern portions of the Property.

Residents in the area are on septic systems. Landline telephone appears to be available.

Timpson WSC is shown as providing service in this area, and one of their wells is located on CR 283 less than one-half mile from the Property.

Garrison ISD School District.

County road frontage on CR 283 is on the west boundary at the West Gate, and on CR 285 along the south boundary and South Gate.

FEMA floodplain along the Attoyac River.

The gas well in the north section and its associated pipeline (as shown on the mapping) are the only known oil & gas infrastructure on the Property, according to the Texas Railroad Commission Public GIS Viewer.

A copy of the 2020 boundary survey is available upon request.

The downloadable mapping is offered as a general guide as to the location and features of the Property, but no guarantee is made as to the exact location of these boundaries or features. All provided mapping is based on CAD, GIS aerial photo interpretation using deed call information, and ground checks of a few assumed corner and line markers.

TerraStone Land Company strives to gather good information concerning listed properties from reliable sources, but cannot guarantee the accuracy of said data, including but not limited to boundary line locations, acreages, fence lines, tree ages, timber volumes, timber value, legal title, environmental hazards, condition or suitability of improvements for any purpose, legal access, utility services, or site suitability for agricultural or forestry use.

Land taxes may be subject to agricultural or other valuations that may be subject to roll back taxes if the use of the land is changed or a new application for such valuation is not tendered to the appropriate appraisal district by the purchaser. Land use valuation status is tied to the landowner, not to the land. See comptroller.texas.gov/taxes/property-tax/ag-timber/index.php

All maps are provided for illustrative purposes only and are not survey plats. Unless specifically stated, no formal land surveying by a licensed surveyor has been used in determining acreages. Aerial and ground photography may include neighboring properties that are not included in this offering, and such photography is intended for general use only. TLC recommends that potential buyers examine the offered property to their own satisfaction, and are strongly urged to verify all pertinent facts for themselves. TLC is not responsible for errors, omissions, offering withdrawal or price modifications.

To arrange site visits, please contact listing agent Mark Brian at 936-590-0986, or the TerraStone office at 936-590-4909. A registration form will be emailed to you for your review and signing prior to the site visit, and only takes a few minutes on a smart phone or computer.

Buyers agents are required to contact the listing agent to arrange site visits and are required to accompany potential buyers at the time of the first visit. Failure to disclose as a buyers agent or lack of presence upon first site visit will result in co-broker compensation being at discretion of listing agent.