FM 95 , Garrison, TX 75946(Nacogdoches County)

This property is being offered separately or in conjunction with another contiguous parcel, being an approximately 80-acre parcel along its southeast boundary, filling in with FM 95 on the east and County Road 280 for a south boundary. The 80 acres is offered only in combination with the 386-acres. Both of these parcels are very similar in character, having a mix of native and planted pine, pastures, and outstanding hardwood forests. These two parcels make a very nice 466-acre land holding offering timber production, potential cattle production, and recreational opportunities.

This forester has over forty years of experience managing southern forests, and this is one outstanding property from the forest management and recreational aspect. The approximately 33-year-old loblolly pine plantation is maturing into a good size sawtimber stand. The approximately 16-year-old loblolly pine plantation appears to probably be ready for its first thinning harvest. Both of these pine stands should offer good timber growth for the near future for the investor. An available independent timber inventory report completed in November 2019 estimated about $1,083 per acre in standing merchantable timber value, and that was two growing seasons ago.

This land offers an owner hunting, riding trails, walking open woodlands, observing wildlife, growing good pine and hardwood timber, and the enjoyment of a nice hardwood forest. I observed deer, ducks, squirrels and hogs during forest reconnaissance on this land. Over much of the property, the understory is semi- to fully open and is easy to traverse on foot. Cattle have been run on this property for many years, and are still present, assisting in keeping the forest understory in good condition.

The approximately 203 acres of Marietta soils in the creek bottoms is one of the highest-producing soils in the southern U.S. for both pine and hardwood trees, and makes good pasture, according to the USDA NRCS soils survey. This soil has a very high site index of 100, which is a commonly-used measure of tree growth potential. The balance of the property has 183 acres of Eastwood very fine sandy loam, which is a good upland soil for growing both hardwood and pine.

The Naconiche Creek bottomland hardwood forest encompasses about 83 acres in the southwestern portion of the tract. These bottomlands contain an exceptionally good hardwood forest with many very large overcup and swamp chestnut oaks, shagbark hickory, bitter pecan and other associated bottomland species. Carefully executed improvement thinnings could assist in the future development of the timber resource in this particular bottomland hardwood forest.

Bohannon Branch has about 20 acres of hardwood streamside forest, along with 12 associated acres of native pine. The eastern Wanders Creek and Dog Creek bottoms as well as the area along FM 95 contain 63 acres of bottomland and upland hardwoods. These forests will offer the potential for both wildlife habitat and timber production, and have some outstanding large-sized trees.

The habitat types on this property are as follows (all acreages are approximate):

48 acres of pastures and fields, with 41 acres being bottomland and 7 acres upland.

15 acres of native pine

67 acres of older loblolly pine plantation (approx. 1988 planting)

86 acres of younger loblolly pine plantation (approx. 2006-7 planting)

165 acres of native hardwood, primarily bottomland

5 acres of roads and openings

The native forests on this property have a wide assortment of species including loblolly pine, white oak, beech, ash, shortleaf pine, water oak, black oak, sweetgum, southern red oak, American elm, Florida maple, American holly, cherrybark red oak, swamp chestnut oak, southern red oak, black cherry, mulberry and hornbeam. In addition to these, cedar elm, overcup oak, shagbark and pignut hickory, bitter pecan, river birch, black walnut, pawpaw and blackgum are several of the species found in the bottomland areas.

The mapping is offered as a general guide as to the location of the property, but no guarantee is made as to the exact location of these boundaries. 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.

This deed-described 386.38 acres is offered at $3,480 per acre.

The Sellers are retaining all oil & gas minerals. No seller financing is available.

This property is currently under Ag/Timber Valuation on the taxes. Tax records show $1,197.77 for the year 2020.

Electric Power (believed to be Deep East Texas Electric Coop) is along east side of property at FM 95, and a power drop and meter is present at the deer camp.

No improvements, buildings, or deer blinds are included in the offering.

Approximately 1,320 feet frontage on west side of FM 95.

Residents in the area are on water wells and septic systems, and state website maps do not show a community water service area at this site.

Garrison ISD School District.

FEMA floodplain along the major creeks.

To arrange site visits, please contact listing agent Mark Brian at 936-590-0986, the TerraStone office at 936-590-4909. Buyers agents are required to contact 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.

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 of improvements, legal access, utility services, or site suitability for agricultural or forestry use. 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.