TBD FM 95 South , Garrison, TX 75946(Nacogdoches County)

The property is basically bisected by Dog Creek, a very nice medium-sized creek with a just-finished upgraded and rebuilt bridge. There is also a small farm pond in the southwest pasture area.

The forest assets on this land have a blend of young, ready-to-thin plantation, intermediate aged plantation that is in an ideal growth stage, and native pine - hardwood forests with outstanding large, good-quality pine sawlog trees. This provides current and future timber income opportunities; the younger plantation is ready to be thinned immediately. This property has an excellent timber market location combined with state FM road access, which is a plus for harvesting operations.

Approximate acreages of various timber and land cover types:

23.7 acres of open field, old farm site, fencerows, and pipeline right-of-way.

96.7 acres of native pine hardwood forest

73.3 acres of older loblolly pine plantation (about 1988-89 planting)

63.8 acres of younger loblolly pine plantation, approximately 15 acres has been thinned (about 2006-7 planting)

An available timber inventory report completed in February of 2022 estimated $364,000 in standing merchantable timber value. One complete growing season has occurred since that inventory, so there has been an increase in the timber volume. A summary of this inventory and the inventory map showing the timber type stands is included in the download documents; more detailed information is available upon request. No guarantees are offered concerning timber volumes or values.

The soils of the property are primarily fine sandy loams, and are good upland soils for growing both hardwood and pine. A very limited area along Dog Creek and at the northwestern corner show to be in FEMA floodplain. Mapping in the available download section details these features.

The newly reconstructed bridge over Dog Creek and road work provides access to a bit over a hundred acres on the east side of the creek. The bridge and road work was in excess of $70,000 and was executed by an experienced road-and-bridge contractor. A majority of the internal roads and trails were recently mulched and mowed, giving very good internal access throughout the property.

This land offers great hunting, riding trails, walking open woodlands, observing wildlife, growing good pine and hardwood timber, and the enjoyment of a nice, diverse forest. Cattle have been run on this property for many years, and are still present, assisting in keeping the forest understory in good condition. The pastures could continue to be utilized for a grazing program, or could be readily converted into food plots and/or planted with pine or hardwood.

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. One gas well site is on the property showing little or no activity. An old water well of indeterminate nature is found at the south gate, and is assumed to be a shallow hand-dug well; evidence is that it had electricity to it as late as 1979. The old pole barn inside the south gate is assumed to be on the property.

This combined parcel of approximately 248 acres is offered at $4,500 per acre or $1,116,000.

The Sellers are retaining all owned oil & gas minerals.

No seller financing is available.

This property is currently under Ag/Timber Valuation on the ad valorem taxes. 2023 Tax records show $1,255 for the 248-acres. A New Owner will be responsible to apply for Ag/Timber Valuation at the Nacogdoches County Appraisal District, as the valuations are tied to the landowner, not the land. See comptroller.texas.gov/taxes/property-tax/ag-timber/index.php

Electric Power (Deep East Texas Electric Coop) is along the west side of the property at FM 95.

No deer blinds or wildlife feeders are included in the offering.

Approximately 2,400 feet frontage on FM 95 along the western boundary.

Residents in the area are on water wells and septic systems.

Garrison ISD School District.

Narrow FEMA floodplain along Dog Creek and Parallel Creek by north gate.

Hunting Lease and Grazing Lease are currently on a year-to-year basis. Upon sale of property, can be either renewed or terminated according to desires of new owner.

To arrange site visits, please contact listing agent Mark Brian at 936-590-0986, or the TerraStone office at 936-590-4909. During the remainder of deer season, we will be adjusting visit times to weekdays and on weekends only between 10 a.m. and 2 p.m., excluding Christmas Eve, Christmas Day, New Years Eve and New Years Day. 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. A 2% co-broke fee is offered on this property.

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. Soils mapping unit acreages may differ from other sources and are only provided to illustrate the approximate percent of various soils types on the property. 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.