County Rd 93 S , Vernon, TX 76384(Wilbarger County)

The property has 40 ft of elevation change across it. A long bluff line runs across the land from east to west that creates some really nice views across the surrounding pastures and Pease River valley. On top of the bluff, which is on the north side of the property, the soils are the best. A fallow 20 acre field there hasn't plowed in decades and has scattered mesquites across it; with Class 2 clay loam dirt, it is very capable of growing wheat, oats or most wildlife seed mixtures, if you wanted to break it back out for a food plot. Another six acre fallow field is on the south side of the property too.

The primary tree cover is honey mesquite; some parts are very thick and other parts thinner. The pasture hasn't been grazed in years, so the native grasses are thick and healthy. The vegetation here is perfect for wildlife, creating bedding areas while allowing for long range rifle shots.

SURFACE WATER:

The ranch has two water tanks on the north side, and three smaller ones on the south. The largest north tank is located off of a long draw and catches lots of run off. It would benefit from being dug out to widen it, which could make it almost an acre in size then.

HUNTING:

This ranch has been used solely by the owner for hunting for several years now. Several nice 10 pt bucks have been taken, and they consistently see strong numbers of does every year. The surrounding ranches don't allow much hunting, so the deer population has remained healthy.

Feral hogs and Rio Grande turkey will also be found on the ranch. Dove hunting on the tanks can be really good in the Fall, and the owner states he has also seen lots of ducks coming to them over the last few years. The Pease River is natural flyway for migratory birds, and this property benefits from being near it.

IMPROVEMENTS:

The ranch has a new pipe entrance with overhead brace that was constructed a couple of years ago. The fence on the north side is good; the west side is fair and the east & south sides are in poor condition. It has a good set of interior ranch roads throughout it, and some of the spots that were prone to washing out have had gravel brought in.

Electricity is located along both of the roads on the east and south sides, but has not been brought over onto the place. No city water lines are running down these county roads; the closest Red River water line is at FM 925 a couple of miles to the north and would cost around $30K to bring down to the property. Water wells are spotty in this area, but a couple of wells are on a farm 1.75 miles down the road to the west.

The ranch will come with one wooden tower blind. Feeders and any other non-attached property will be retained by the seller.

PROPERTY TAXES:

The land has an agricultural exemption, which keeps the annual tax amount less than $100. With this agricultural tax exemption already in place, you could convert it over to a wildlife tax exemption, if you wanted to use the land strictly for hunting.

MINERALS:

No minerals are available with this purchase, as the family members own varying interests and will keep whatever they owned. No oil or gas production is on the land or in the immediate vicinity.

LIST PRICE:

$1,375/acre | $220,000 total

CONTACT:

For more information or to see this property in person, contact agent Benjamin Belew at cell phone (940) 357-9940.