702 VZ CR 3703 , Wills Point, TX 75169(Van Zandt County)

Surface Water & Fisheries

The main lake is approximately 3.44 acres and is located just below the main home, offering beautiful views of the water and lush landscape. The lake is believed to be spring-fed due to its consistent water level and remarkable water clarity. It has been managed for trophy largemouth bass, with standing timber left in place to provide world-class habitat for both bass and baitfish.

A pier juts out onto the lake offering a great place to sit in solitude after a long day on the water and enjoy the beauty of East Texas.

In addition to the main lake, the ranch includes five other ponds and several seasonal draws and wet-weather creeks. The five additional ponds range in size from 0.15 to 0.22 acres, making the property exceptionally well-watered for wildlife.

Wildlife & Hunting

This high-fenced ranch has been enhanced with superior whitetail genetics, along with small herds of fallow deer, blackbuck antelope, and axis deer. Despite being high-fenced, the ranch offers a true challenge for bowhunters thanks to its abundant cover, natural draws, and varied topography. (Contact broker for additional details regarding the wildlife herds.)

There are numerous well-positioned hunting stands across the property, suitable for both rifle and bow hunting. In addition to big game, the ranch's many water sources attract wintering waterfowl, adding even more hunting opportunities.

House

The main house sits near the western boundary on a ridgeline, offering sweeping views of the lake and mile-long vistas to the north and northeast. The house is approximately 2,040 sq. ft. and includes a spacious living area, 3 bedrooms, and 2 bathrooms.

A covered porch extends across the front, with another on the second story for elevated views. Between the house and lake lies a large, rock-lined seating area with a built-in fire pitperfect for entertaining. A separate covered porch off the master bedroom connects to a walk-in shop for project work and equipment storage.

Barn

Located about 250 feet east of the main house, the barn is a metal structure on a concrete slab measuring approximately 748 sq. ft. It features a large roll-up door leading into an open area for equipment storage. Inside is a walk-in freezer for storage of harvested game animals. An additional 100 sq. ft. of covered space is provided by a lean-to on the east side.

Terrain/Topography

Ranch 44 features approximately 70 feet of elevation change with its high point at 450’ ASL and its low point at 380’ ASL A ridgeline along the southern and western boundaries offers mile-long views of the Sabine River bottom. The ranch is blanketed with mature hardwoods, providing excellent wildlife cover and scenic beauty.

The property is easily navigated via improved ranch trails that traverse the entire high-fenced perimeter as well as throughout all parts of the ranch. Roughly 15 acres of food plots are planted annually in meadow clearings within the hardwood forest. The ranch also feeds corn and protein year-round. Numerous strategically placed feeders and stands are spaced out throughout the ranch.

Rifle Range

A 550-yard rifle range is located on the propertyideal for marksmanship practice and sighting in firearms for hunting season.

Taxes

Ranch 44 carries a wildlife tax exemption. 2024 taxes were $7,171.15 per Van Zandt County Appraisal District.

Directions

From I-635 take either Highway 80 or Interstate 20 east towards Wills Point. At Wills Point take Highway 80 and turn left onto FM 859. Travel approximately 1.9 miles to turn left on FM 1395. Travel an additional 1.8 miles to turn right on VZ CR 3710. Go for 1.2 miles and take a slight left onto VZ CR 3702. Continue on until it becomes VZ CR 3703 and reach the ranch entrance on the right at the dead-end of CR 3703.

Contact

Chance Turner- Broker Associate

(972) 765-7326 mobile

chance@