FM 1710 , Woodson, TX 76491(Throckmorton County)

Honeycomb Ranch is a 558-acre turn-key low-fenced hunting ranch with an adjacent 1,100-acre hunting lease available! This acreage is laid out in a manner that maximizes hunting efforts without a tremendous amount of work. A quaint cabin sits in the ideal location to enjoy the land and entertain guests without spoiling the hunts. This two-bedroom cabin-style home incorporates high-quality wood finishes accenting the walls and ceiling. The open-concept living space and kitchen is graced with large windows overlooking a lush wheat field. The kitchen features many modern luxuries such as granite counters, stainless steel appliances, and chic open shelving. The bedrooms are large with access to private bathrooms, each with comfortably sized, custom designed step-in showers. Flanking the entire backside of the home is a dedicated Harvesting Station for complete processing, honey collecting, and storage. The rustic, well-appointed cabin is the perfect setting to kick back by the fire and trade stories about the day's adventures.

Honeycomb Ranch produces that sweet low-lying fruit with the "Front" 238 acres containing two easily accessible wheat/sunflower fields as well as 6 managed beehives. The largest area is split by a line of mature mesquite trees, creating ideal dove hunting scenarios, as well as the perfect cover to sneak out to a blind in the middle of a wheat field. The northern 18-acre plot is just far enough away that it catches the birds from the larger field, or with hunters correctly positioned, it creates whirlwinds of white-wing and mourning dove. A draw along the western side provides for three ponds enhancing the superb habitat for local wildlife. The SE-320 is connected to the "Front" 238 acres by a corner without any road frontage. This pasture is entirely wooded, with most of the blind and feeder set-ups on wide shooting alleys also being utilized as small food plots. The largest pond (1.5 acres) contains a lengthy "creek-like" tail that holds water most of the year. As the draws meander through the southwest corner, connecting to Middle Kings Creek, the post oaks emerge, creating ideal bow hunting scenarios with outstanding grass for bedding and low cover.

This 558-acre tract is currently in a "Lease Swap" to hunt the neighboring 1,100 acres (of prime white-tail country) in a trade for this property NOT TO BE GRAZED. Honeycomb Ranch is set up to draw animals out of the leased land while also providing a sanctuary for them to thrive. See All Maps for an Aerial of Honeycomb Ranch plus the 1,100-acre Hunting Lease that the other owner would like to continue leasing the hunting in trade not to graze. Contact Broker for Lease Swap Details.

- CABIN-

1,800+/- sq ft; Open Concept; Rustic wood accents

2 Bedrooms; 2 Baths-Custom Step-in Showers

Granite in Kitchen; Granite topped Breakfast Bar Island with wine storage

Large windows overlooking dove field and front porch

Harvesting Station in back; Stainless steel sinks, freezers, hanging racks, room for storage

Awnings on each side of the cabin for toys; Each awning has access to Cleaning Station & living area

Combined Container Shed; Insulated

Caliche Driveway; Gate on Paved FM 1710

Fort Belknap Water Meter

Pond behind cabin

- RANCHING IMPROVEMENTS -

1,200 sq ft - Shop/Cabin Start-Up-Concrete flooring, metal construction, electricity, spray foam insulation

Good fencing & cross fencing -Home Pasture-135 acres; Bee Pasture-123-acres; SE-320

ATV/UTV interior roads; Access to the entire ranch

8 Blinds & Feeders convey with land.

6 Bee Hives - Optional

WATER FEATURES -

6 ponds-1.5-acre,1.2-acre,0.8-acre, 0.6-acre,0.3-acre,0.3-acre, other small holes of water

Wet weather creek/draw in SE 320; Draws with more surface water potential

Middle Kings Creek crosses the SW corner

Fort Belknap Water Meter

- TERRAIN -

50+/- ft of heavily rolling elevation; High points with views; Low areas holding water

Hill along eastern edge of N 238 acres; Large live-oak mottes; Views of fields

Hill along southern boundary of SE 320; Post oaks, elms & live oaks in SW portion

Thick mesquites in the multiple deep draws; Potential for large surface water

- MINERALS -

5 Active wells

Easement to Injection Well Surface-2-acres

Surface estate only

- ACCESS -

FM 1710 Frontage-2,850ft

2 miles north of Hwy 183

Gate on property

- DISTANCES -

2 miles north of Woodson

17 miles southeast of Throckmorton (Airport)

34 miles west of Graham (Airport w/ Fuel)

90 miles southwest of Wichita Falls

125 miles west of Fort Worth

214 miles northeast of Midland

Listing Broker: Boone Campbell (940)-282-5500

No Trespassing. Please contact a Campbell Farm and Ranch team member for a showing. Campbell Farm and Ranch welcomes all cooperating agents and brokers.

***Cooperating Agent/Brokers must make the first contact with the listing agent and be present at all showings to fully participate in the commission split. Commission split is at Campbell Farm and Ranch LLC's sole discretion.***

The information contained in this advertisement is understood to be accurate and reliable but is not guaranteed. Please verify all information before using the information for decision-making purposes