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CROOKED CREEK RANCH
Capture a rare opportunity to own a private family paradise and multi-use recreational property located in far NE Texas in the beautiful piney woods of Cass County. Some might say the perfect gentleman ranch. A large acreage legacy property continuously owned for over 50 years by the present family owners and offering superior privacy, scenic beauty, outdoor recreation, timber production, ranching lifestyle and quality investment value. The exceptional ranch appearance clearly evidences the pride of ownership efforts of the owners. The property is currently being used for hay and timber production and exciting outdoor recreation including hunting, fishing, four wheeling and hiking but historically had large cattle operations with up to 100 cattle. Its your choice! Enjoy it as is, enhance the hunting/fishing options, add another lake, expand into an enviable equine facility or resume cattle operations. Or whatever dreams your family sees on the horizon.
Conveniently located close to Atlanta and Linden, Texas along scenic, paved Farm-to-Market Road 995 in the O'Farrell community with over 3,000 feet of highway frontage, the rolling topography property offers 300 pristine acres with all the amenities that make quiet rural living so desirable! A gated driveway leads to the modest ranch style hilltop home surrounded by large pecan trees that overlooks the ranch and surrounding countryside, beautiful hay meadows, mature hardwood and pine forests and often the abundant wildlife. The homes location well off the public highway ensures privacy and quiet solitude while sitting outside on the large porches or in the large tree filled yard. Plus it is located less than one half mile from the quaint O'Farrell Country Vineyards winery that is a popular family entertainment destination on weekends.
Don't miss this opportunity to acquire a beautiful home place and begin your family legacy in beautiful Cass County! The great location, pride of ownership appearance, incredible multi-use recreational options and high quality land provide unlimited potential for discerning buyers to make this a wonderful weekend getaway, a retirement base camp or a place to build your dream home and family paradise right here.
300 + - pristine acres with gently sloping, all usable land.
Approx. 150A open land in manicured hay meadows/ pasture and a small pipeline easement. High quality Bermuda/ Bahia grass hay meadows yielded well over 500 round bales on the first & second cuttings in 2016 with a third cutting likely to yield another 250+ bales.
Approx. 150A timber land composed of healthy pine plantations (both young & mature), mixed pine/ hardwood timber stands and several streamside management zones (SMZ). Timber sales from existing mature stands could provide current & future income. Existing 25+ year old pine plantation has substantial standing timber value and is ready for thinning or total harvest and replant. Potential to add more timber acreage to generate additional long term income sources by planting pine or hardwood seedlings on some the open land acreage.
Multiple, good water sources including 4 small stock ponds, a 2-3 acre fishing lake and 3 small creeks. Potential to add new and/or expand existing lake or pond sites on the property.
Good whitetail deer, squirrel and feral hog hunting. Could be greatly enhanced with food plots, intensive management, etc. Numerous grass roads & trails for hunting, hiking, ATVs or horseback riding.
Land layout very appealing aesthetically with multiple meadow/ forest interfaces and various sized openings.
Due to long sight lines and minimal internal cross-fencing across the property, portions of it appear to be a waving sea of grass. Great for hay production, horses or cattle. Excellent horse property potential.
Ranch management for the past 10+ years has focused on hay & timber production plus outdoor recreation resulting in fewer interior fences. However, perimeter is completely fenced and there are several remaining interior fences still in place - all barbed wire. Cattle operations could be resumed fairly easily if desired.
Large pole barn for hay storage, sturdy cross-tie anchored cattle corrals & chute plus a small grain silo used for tool storage are conveniently located near house.
Beautiful, unique piece of land with many options to further enhance.
Land type breakout (approx.):
2 acres - home-site and yard.
131 acres - hay meadows/ open pasture.
11 acres - pipeline easement/ open pasture.
65 acres - 7 year old, young pine plantation.
37 acres - 25+ year old, mature pine plantation (ready for thinning or clear cut to start cycle over again).
32 acres - natural pine/ hardwood mixed timber.
22 acres - SMZ and lake/ ponds.
Ranch Style brick, 1970 build; clean, well maintained modest home with some updating over the years.
4 bed, 2.5 bath, 2 car carport; master bedroom; formal living, dining & family rooms; kitchen, breakfast & laundry/mud rooms.
Approx. 2,325 total square foot; pier & beam construction with crawl space; 2 external store rooms connected to carport.
Wood burning fireplace with large brick hearth.
Hardwood, tile & vinyl flooring in various rooms. Wood paneling & drywall walls.
3 covered, concrete porches overlooking property with beautiful, long distance views.
Local Bowie-Cass Coop electricity (overhead lines); above ground propane tank; good quality well has provided sufficient domestic water for over 50 years, 2 septic systems.
Entry gate is solar powered with key pad on post.
Cozy, move-in ready home. Also very viable expansion/ renovation candidate for Buyer who desires more square footage and/or modern decor and finishes. Or build their dream home on "Old Homeplace" site.
Great Northeast Texas location near the charming small towns of Atlanta, Linden & Jefferson:
o 10 miles to Linden/ Atlanta, TX with shopping, schools & restaurants.
o 45 minutes to I-30 or Texarkana, TX or Jefferson, TX.
o 1 hour to Shreveport, LA; 2.5 - 3.0 hours to DFW.
o Atlanta State Park & several well-known bass fishing lakes nearby (Wright Patman/ Caddo/ Bob Sandlin/ Cypress Springs).
Property being sold as is. All information herein deemed accurate but Buyer to independently verify all information and specifics of the property to their satisfaction prior to purchase.
Seller's attorney to draft final purchase contract once terms of purchase have been agreed to by the parties.
Required earnest money to be $25,000.
No mineral rights or executive leasing rights are being offered with the property but Seller willing to consider some type of surface protection language for the new Buyer in the contract/deed.
Seller willing to coop with TX licensed real estate brokers acting as Buyer's Agent (representing their Buyer) and pay a negotiated commission upon a successful sale of the property and closing/funding with their Buyer. One of Sellers is a licensed real estate broker in the state of Colorado.
Seller to confirm Buyer's financial ability to purchase property prior to scheduling an in-person showing.
2015 Property Taxes Total = $2438.44 per Cass County Tax Office
To find Crooked Creek Ranch from DFW, take I-30 East past Mt. Pleasant, TX approx. 15 miles. Then take Hwy 259 South several miles to Hwy 77. Then go left on Hwy 77 East through Naples, TX to Douglassville, TX. Then go south on Hwy 8 approx. 5 miles to FM 995. Go left on FM 995 about 3 miles through the O'Farrell community and the ranch entry will be on the right on a small hill with a "CROOKED CREEK RANCH" hanging sign.
Agriculture and Farming
Primary Soil Types
Row Crop Potential Usage
Number of Acres of Timber
150 approximately (all types + SMZ)
Double Pane Windows
Gas Water Heater
2 water heaters
No Value Selected
Electric Avail On Site
Phone Avail. On Site
Style of House
Carport - 2 cars
Sink In Utility
Pier & Beam
Cable TV Available
High Speed Internet Available
Part of utility room
Electric to Barn
Water to Barn
timber & hay production
Cattle Working Pen
Fenced for Cattle
Perm. Squeeze Chutes
Number of Wells
2 Septic Systems
Outside City Limits
Type of Fence
Lrg. Backyard Grass
Number of Ponds (water 1-5 acres)
timber & hay production
Road Frontage Desc
Crop Retire Program
Minerals - % Oil & Gas Owned
50 divided interest
Number of Stock Tanks (water under 1 acre)
Property Tax Exemption
Tax Data (Show Tax Data)
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