FM 1710 , Woodson, TX 76491(Throckmorton County)

Bent Tree Ranch is a beautiful and well set-up piece of land with obvious appeal to the eye. Lying just north of the small town of Woodson, Texas, this 113-acre ranch has a picturesque cabin that sits in an ideal location to relax and entertain guests in style. This two-bedroom cabin home incorporates high-quality wood finishes accenting the walls and ceiling. Natural light is abundant in the open-concept living space and kitchen; both feature large windows overlooking the wood porch and wheat field. Up-to-date luxuries such as granite counters, stainless steel appliances, and chic open shelving achieve a rustic-modern farmhouse aesthetic. Each of the two large bedrooms has access to private bathrooms with comfortably sized, custom-designed step-in showers. Along the entire backside of the home, with entrances from each awning, is a large utility room with stainless steel sinks, freezers, storage, and a laundry area. Bent Tree Ranch provides daily front porch entertainment with resident wildlife, making ideal coffee guests by grazing peacefully on wheat fields during the winter mornings. A row of mature mesquites ends at the house, creating phenomenal dove hunting scenarios when the cultivation blooms with sunflowers. This land is free of O&G production, oilfield trash, or oilfield traffic, although the minerals are not owned to convey. Bent Tree Ranch provides opportunities for agricultural leases, long-term hunting leases, day hunts for dove hunters, a personal hunting retreat, or simply to reside in the woods.

*CABIN & RANCHING IMPROVEMENTS*

- 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

- 40ft Insulated container with electricity; Insulated container shed for storage

- ATV/UTV interior roads; Access to the entire ranch

- Good fencing

- New entrance and driveway to be installed;

- More acreage available, see 435 acres-Ana's Escape

*WATER FEATURES & TERRAIN*

- 2 Ponds- 0.75-acre, 0.3-acre fed by two seasonal waterways

- Fort Belknap Co-op Water meter

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

- Hill along the northeastern corner; Large live-oak mottes; Views of fields

*COVER & WILDLIFE*

- Tree Cover--Heavily wooded; Mostly Mesquite, Live Oak, Elm, Hackberry

- Underbrush--Heavy; Lotebush, Bumelia, Skunkbush, Prickly Pear, Turkey Pear

- Native Grasses--Thick; Not currently grazed

- Cultivation--55-acre field-Split by a row of mature Mesquites

- Wildlife--Excellent Mourning & White-Wing Dove, White-Tail Deer, Rio-Grande Turkey, duck & hog

*MINERALS & WIND*

- No production or oilfield traffic

- Surface estate only; No minerals owned

- No visible wind turbines, No known wind leases in immediate area

- All owned wind rights convey

*ACCESS & DISTANCES*

- FM 1710 Frontage-1,385 ft (paved); Gate on east side of road

- 2 miles north of Woodson & Hwy 183

- 17 miles southeast of Throckmorton (Airport);

- 34 miles west of Graham (Airport w/ Fuel)

- 125 miles west of Fort Worth

- 214 miles northeast of Midland

Listing Agent: Heath Kramer (940) 456-0575

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

No Trespassing. Please contact a Campbell Farm & Ranch team member for a showing. Campbell Farm & Ranch welcomes all cooperating agents and brokers. Cooperating Agents/Brokers must make 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 & Ranch LLC's sole discretion. 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. Seller reserves the right to refuse any offer, review multiple offers, accept backup offers or remove the property from the active market.