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Crooked Creek Ranch

6475 Farm to Market 995, Atlanta, Texas 75551 - Cass County
$825,000 300 Acres
4 beds 2.5 Bathrooms 2325 Sq.Ft.
Property ID 3106768

Description

CROOKED CREEK RANCH

O'FARRELL, TX

PROPERTY SUMMARY

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.

LAND DETAILS

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.

HOUSE DETAILS

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.

PROPERTY LOCATION

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).

TRANSACTION DETAILS

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

Directions

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

Agricultural Uses
Livestock
Row Crop
Timber

Primary Soil Types
sandy loan

Livestock Type
Cattle
Horses

Row Crop Potential Usage
Hay

Number of Acres of Timber
150 approximately (all types + SMZ)

Financing Options

Mortgage Options
Conventional Mortgage

Housing

Bed/Bath Features
Linen Closet
Medicine Cabinet
Separate Shower

Energy Efficiency
Ceiling Fans
Double Pane Windows
Gas Water Heater
2 water heaters
Programmable Thermostat
Turbines

Fireplace Type
Brick
Wood Burning

Green Certification
No Value Selected

HOA
None

Kitchen Equipment
Built-in Microwave
Dishwasher
Drop-In Range/Oven-Elec

Other Utilities
Cable Available
Co-op Electric
Electric Avail On Site
No Sewer
Phone Avail. On Site
Propane Gas
Propane/Butane/Own

Roof
Composition

Style of House
Ranch

Construction
Brick
Frame/Brick Trim
Wood

Exterior Buildings
Silo

Flooring
Ceramic Tile
Vinyl
Wood Floor

Handicap
No

Housing Type
Farm/Ranch House

Kitchen Other
Breakfast Bar

Parking/Garage
Attached
Circle Drive
Covered
Carport - 2 cars

Security System
No

Utility Room
Dryer Hookup-Elec
Separate Room
Sink In Utility
Utility Closet

Construction Status
Preowned

Exterior Features
Covered Porch(es)
Stable/Barn
Storage Building

Foundation
Pier & Beam

Heating/Cooling
Central Air-Gas
Central Heat-Gas

Interior Features
Cable TV Available
High Speed Internet Available
Paneling
Window Coverings

MUD District
No

Pool
No

Specialty Rooms
Mud Room
Part of utility room

Land

Barn Information
Electric to Barn
Equipment Barn
Hay Barn
Water to Barn

Easements
Electric
Pipe Line
Telephone
Water Lines

Land Type
Both
Crops
Livestock
timber & hay production

Miscellaneous
Cattle Guard
Cattle Working Pen
Corrals
Fenced for Cattle
Perm. Squeeze Chutes

Number of Wells
1

Property Type
Farm/Ranch

Street/Utilities
Dirt
Gravel/Rock
2 Septic Systems
Outside City Limits
Overhead Utilities
Septic
Well

Type of Fence
Automatic Gate
Barbed Wire
Cross Fenced
Wood

Common Features
Perimeter Fencing

Fish
Bass

Lot Description
Acreage
Creek
Heavily Treed
Horses Permitted
Lrg. Backyard Grass
Pasture
Tank/Pond

Number of Ponds (water 1-5 acres)
1

Present Use
Agriculture
Hunting/Fishing
timber & hay production
Residential Single

Road Frontage Desc
FM Road

Surface Rights
All

Will Subdivide
No

Crop Retire Program
No

Game
Dove
Ducks
Hog
Whitetail Deer

Minerals - % Oil & Gas Owned
50 divided interest

Number of Stock Tanks (water under 1 acre)
2-5

Property Tax Exemption
No

Soil
Sandy Loam

Topography
Level
Rolling
Varied

Tax Data (Show Tax Data)

Other Land for Sale in Cass County

    NOTE: The information contained herein is provided as general information only and has been obtained from sources deemed reliable. It is provided without any guaranty, warranty or representation, expressed or implied, made by Lands of America, or any related entity, as to the accuracy or completeness of the information. The information is presented subject to errors, omissions, change of price or conditions, prior sale or withdrawal without notice. Prospective purchasers should make their own investigations, projections and conclusions concerning the information.