Vian, OK 74962(Sequoyah County)

COVER: Estimate a 50-50 mixture of grass and timber. The grass varies from improved hay meadow to native. Ample area for development of food plots for wildlife.

ACCESS: County maintained road provides access to the property. Just over a mile from SH 64 and I-40. Considered very good access.

WILDLIFE: Deer, turkey and small game abound. The McClellan-Kerr WMA, which is just south and west, is noted for its deer population. Private controlled hunting to the east lends to wildlife enhancement. Excellent development potential for wildlife exists.

MINERALS: none

IMPROVEMENTS: Very nice 2015 double wide manufactured home. 4br, 3b, fireplace, wood burning stove, deck: New 30X40 metal shop building, new cattle pens.

WATER/STREAMS: Little Vian Creek crosses the west end of the property. This is, per the locals, a year-round creek, not wet-weather. There are also 3 ponds on the property with site being developed for a large reservoir. The property also serviced by rural water as well as a water well at the cabin site.

COMMENTS: A secluded tract, yet good access. The terrain, while diverse, is not extreme, allowing for development for either pasture or wildlife. The numerous ridges, valleys, and draws offer great hunting, horseback, ATV riding and other recreational use. From the bluff, a splendid vista view is offered of the bowl canyon below extending north and south. An old wagon trail meanders down the face of the bluff to the valley below, offering a chance to explore the caves and crevices as well as climb the gigantic boulders and cliffs. Who knows what they hide, if only they and time could talk? If you desire a combo property that is considered isolated yet great access just minutes from town and major highway systems, give us a call, this could just be your place!