S FM 926 , Newcastle, TX 76372(Young County)

Granny's River Ranch is a raw tract of ranching land with highly-desirable recreational characteristics. California Creek enters the acreage from the north and meanders thru the western boundary until heading south and connecting to the Brazos River. Deer Head Bluff sits in the middle of the property providing prominent 360 degree views on the 15-acre paltue on top with phenomenal build-site potential. This bluff overlooks Johnson's Bottom, the only named bottom in Young County on the Brazos River. ATV roads traverse the dense cover, accessing the many desirable characteristics. Split by the bluff, the northern portion consists of thick mesquites with a good mix of oaks and elms, while fertile soils in the southern river bottomland explode with diversity: post oak, pecan, cottonwood, elm, green ash, Texas ash, American elm, and more. This acreage is complete with electricity meters, a water meter, a fenced camp with 10+ RV hookups, and a storm shelter. Granny's River Ranch sits just five miles west of Newcastle, Texas, on the western side of Young County, with paved frontage and a county road along a portion of the eastern boundary. An owner could easily create an exceptional trophy ranch with this raw canvas of extraordinary characteristics.

Broker's Comments -- Granny's River Ranch provides the best 360-degree hilltop build-sites available in Young County. Deer Head Bluff adds exceptional character that is hard to duplicate. California Creek holds water most of the year with deep long pools of water creating diversity throughout the ranch. Ranch roads are rough but good enough to traverse the land and get to the Brazos. Fenced river access has an ATV path to the water, although the frontage has "beach-front" river access opportunities with a bit of clearing. Granny's River Ranch is an excellent hunting property with high-end land characteristics.

*WATER & TERRAIN*

- 90+/- ft of total elevation change; Deer Head Bluff dramatically drops down to flat river bottoms

- Deer Head Bluff-85 ft hill with a 15 ac plateau-Ideal build-sites with 360 views

- 1,980 ft of Brazos River frontage-Drive-up Access; Beach-like frontage after creek enters River

- 4,850 ft of California Creek (seasonal); Before & after Bull Creek connects to California Creek

- Four Ponds on the north end, two ponds on the side of the hill

- Two draws on the north side run into California Creek with pond potential; Two other small draws

- Fort Belknap Water Meter

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*COVER & WILDLIFE*

- Wildlife--Leased for hunting; Willing to stay; Whitetail Deer, hogs, duck, dove, and varmint

- Tree Cover--100% wooded; Mesquite, post oak, live oak, elm, hackberry, pecan

- Underbrush--Heavy; Elbowbush, bumelia, skunkbush, ephedra, prickly pear, greenbrier,

- Native Grasses-- 1 unit per 25 acres; ag exempt, leased for grazing to a western neighbor; willing to stay

- Cultivation & Soils--No current cultivation; 19 ac-mesquite regrowth; Lincoln & Truce fine sandy loam

*RANCHING & HUNTING IMPROVEMENTS*

- Inset Gate From Road; Two 15 X 20 ft carports

- Fenced around hunting camp & carports

- Fort Belknap water & electricity meter; 10 RV hook-ups;

- Completely fencing- Good on North, East & South sides; Poor to nonexistent on West

- ATV roads access most of the land & desirable characteristics

*MINERALS & WIND*

- No Active Production; 25% of the mineral estate is owned and will convey with the land

- No visible wind turbines; No transmission lines or substations nearby

- No known wind lease in the immediate area; All owned wind rights convey

- Income-producing sand potential in Johnson's Bottom

*ACCESS & DISTANCES*

- Gate on the north end on FM 926-1,985 ft of frontage (paved)

- 5 miles west of Newcastle (gas & food) & Hwy 380

- 18 miles west of Graham (Municipal Airport); 18 miles southwest of Olney (Municipal Airport)

- 108 miles northwest of Fort Worth; 135 miles to DFW International Airport

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

Additional Notices & Disclaimers:

Campbell Farm & Ranch welcomes all cooperating agents and brokers. Cooperating Agents and 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. No Trespassing--Don't hesitate to get in touch with a Campbell Farm & Ranch team member for a showing. All of 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. All listing information is subject to errors, omissions, change in price, change in terms, or removal from the market without notice. Campbell Farm & Ranch presents all offers but cannot accept deals; the seller has the right to refuse any offer, review multiple offers and accept backup offers.