County Road 2901 , Athens, TX 75103(Van Zandt County)

Overview: A hidden gem awaits, near the Van Zandt and Henderson County line, that offers exceptional proximity to DFW, being located approximately 60 minutes away from Dallas. Stillwaters Ranch is a quintessential East Texas recreational ranch that offers year-round activities for family and guests. The ranch is approximately 248.68+/- acres and offers a recreational paradise with two professionally managed bass lakes that will be enjoyed for many years to come. Stillwaters Ranch is the definition of a "turn-key" property and is setup for immediate enjoyment. The ranch is high fenced for the whitetail and exotic enthusiasts. Substantial investments were made to bring in superior whitetail genetics after eradicating the native herd. In addition to whitetail deer, the ranch also hosts a herd of blackbuck, axis and fallow deer. The ample cover and topography on the ranch will make most hunts feel "fair chase".

The two professionally engineered lakes offer wonderfully scenic views and ample opportunities to chase after trophy largemouth bass. A 12-hole golf course was designed to present guests with a challenging and fun course to play while staying at the ranch. It is not uncommon for friends and family to make their way over from Cedar Creek Lake to have a morning hunt and an afternoon filled with fishing and golf.

The improvements are nestled in between the two lakes and were thoughtfully designed; and they are setup to accommodate many friends and family.

Location: The ranch is just east of Purtis Creek State Park off of black-topped County Road 2901 in Van Zandt County midway between Athens and Canton.

Surface Water & Fisheries:

6+/- Acre Lake-

The recently expanded 6+/- acre lake is just east of the improvements and is located with the golf course within a low fenced area of 16.85+/- acres within the high fence. A dock is at the SW corner of the lake and is just a short walk down from the improvement area. The lake has been designed and managed to be an excellent fishery for trophy largemouth bass. It is currently being managed by a local in the area that manages several local fisheries. The lake has been annually stocked with a variety of baitfish (bluegill, redear, fathead minnows, golden shiners, tilapia and shad) over the last four years. In May of 2018, the lake was stocked with 90 lbs. of largemouth bass that were 14-16 inches. In February of 2019, an additional 40 lbs. of 1-2 lb. bass, 40 lbs. of 2-3 lb. bass and 40 lbs. of 3-5 lb. bass were also introduced. In January of 2021, 600 channel catfish were also introduced into the lake. See broker for full fishing inventory breakdown.

5+/- Acre Lake-

The recently expanded 5+/- acre lake is just SW of the improvements. The second lake has also been designed and managed to be an excellent fishery for trophy largemouth bass. It is currently being managed by a local in the area that manages several local fisheries. The lake has been annually stocked with a variety of baitfish (bluegill, redear, fathead minnows, tilapia and shad) over the last four years. In June of 2018, the lake was stocked with largemouth bass. In February of 2019, an additional 40 lbs. of 1-2 lb. bass, 40 lbs. of 2-3 lb. bass and 40 lbs. of 3-5 lb. bass were also introduced. In January of 2021, 500 channel catfish were also introduced into the lake. See broker for full fishing inventory breakdown.

Wildlife & Hunting: The high fenced game ranch has been infused with superior whitetail deer genetics, as well as small herds of blackbuck, axis and fallow deer. While the ranch is high fenced, the ample cover, creeks, draws and topography make each hunt feel "fair chase", especially for the avid bow hunter. The high fence has predator wire along the entire boundary. It also has exceptional water gaps throughout the perimeter where numerous creeks and draws flow in and out of the ranch. See broker for additional details regarding the whitetail and exotic herds.

12 Hole Golf Par 3 Course - "The Beaver": For the golfing enthusiast, or simply buyers looking for quality activities to entertain guests, the 12 Hole Par 3 golf course, "The Beaver", offers a challenging course and great fun for all ages. Keep the annual "The Beaver Open" running for friends and family to see if the current course record of 3 over par can be beat. The synthetic turf putting green has multiple hole locations and is right at the water's edge. There are 12 synthetic turf tee boxes in strategic locations to challenge even the most skilled golfers. There are scenic shots across the lake, through the woods and each tee box is nicely landscaped and marked with the corresponding hole number and distance to the green. Two synthetic turf drop zones are also located near the putting green.

Barndominium: The main residence has approximately 1,250/sq. ft of living space, with an attached, insulated garage of approximately 350/sq. ft. It currently is setup to sleep 10 people comfortably, with 3 bedrooms and 2 baths. The master suite has its own master bath and walk-in closet. A guest room is setup with two twin beds and the bunk room has 3 built in bunk beds. A screened in porch is on the east side of the cabin with a nice long farm table to enjoy family dinners at the ranch. The screened in porch transitions nicely to the outside for "Coffee and Cocktails" while relaxing in Adirondack chairs surrounding a built-in stone firepit with gorgeous views of the lake. Off to each side of the seated firepit area is a basketball court with an adjustable height rim and a covered cookout area to grill up steaks and/or smoke a brisket.

Guest Cabin: The guest cabin is approximately 400/sq. ft and is thoughtfully designed to maximize the space. It has 2 bedrooms, 1 bath, an open kitchen and living area. It can easily sleep four guests.

Party Barn: The open space party barn is approximately 1,320/sq. ft, and it is insulated and on slab. It is setup for primetime enjoyment for friends and family. The party barn is equipped with a shuffleboard, ping pong, foosball, air hockey and pool tables. A complete kitchen and dining area is also present, with a full bathroom. Endless hours of fun await! Two glassed roll-up doors are on each side of the barn, with a covered area on the east side with a firepit and Adirondack chairs that overlook the lake.

Barn/Shed: The equipment barn, which is approximately 700/sq. ft, stores various ranch equipment, boats and tools.

Terrain/Topography: Stillwaters Ranch is approximately 248.68+/- acres and has approximately 110' feet of elevation change. The high point is approximately 630' above sea level and the low point is approximately 520' above sea level. Numerous creeks and draws that appear to be running throughout the year traverse through the ranch. The ranch has beautiful hardwoods throughout which provide ample cover and habitat for wildlife. The entire ranch is very accessible through approximately 7 miles of improved ranch trails with four bridges and numerous low water crossings. Dotted along the trails amongst the hardwoods are numerous food plots, deer feeders and stands (bow/rifle).

Minerals: The seller is willing to convey the owned mineral estate with an acceptable contract.

Taxes: Stillwaters Ranch is currently under a wildlife exemption with Van Zandt County. The 2020 approximate taxes were $2,760.

Directions: From Dallas, head east on Highway 175 to Athens for approximately 49 miles. Take a left onto TX-198 at Mabank to travel approximately 8 miles to FM 316. Take a right at FM 316, and travel approximately 1 mile to turn left onto FM 1256. After 3.8 miles, take a right at VZ CR 2901 and travel approximately 3/4 of a mile to the Stillwaters Ranch gate entrance on your left.

Alternate route from Dallas, head east on I-30 for approximately 6.8 miles to take the US-80 E exit toward Terrell. Travel approximately 19 miles to the TX-557 Spur E toward I-20 E. After 4.3 miles merge onto I-20 E and travel 6.5 miles to take the FM 2728 exit. Take the first right onto FM 429 and travel approximately 9.5 miles to turn left onto TX 243. After approximately 6 miles turn right onto FM 47. Travel 9.4 miles to take a left onto TX 198. After 2.1 miles turn right onto FM 316, and travel approximately 1 mile to turn left onto FM 1256. After 3.8 miles, take a right at VZ CR 2901 and travel approximately 3/4 of a mile to the Stillwaters Ranch gate entrance on your left.

From Athens, head north on TX-19 for approximately 13.5 miles to take a left onto FM 1256. After approximately 4.1 miles, turn left onto VZ CR 2901 and travel approximately 3/4 of a mile to the Stillwaters Ranch gate entrance on your left.

From Canton, head south on TX-19 for approximately 10.4 miles to take a right onto FM 1256. After approximately 4.1 miles, turn left onto VZ CR 2901 and travel approximately 3/4 of a mile to the Stillwaters Ranch gate entrance on your left.

Broker Commission Disclosure: Buyer's Agent/ Broker must be identified upon first contact with Listing Broker/ Listing Agent and Buyer's Agent/ Broker must be present at the initial property tour in order to participate in the real estate commission. Commission splits will be at the sole discretion of Hortenstine Ranch Company, LLC.

Contact:

Chance Turner, Agent - 972-765-7326 mobile