LOCATION: Paradise in East Texas! Kissin Oak Ranch is located in Cass County near a little town called Douglassville, TX just 3 miles south the intersection of Texas Highway 8 and Texas Highway 77, on Texas Highway 8. Enjoy the picturesque entry with spectacular view of the country cottage home encompassed by fields of rolling hills. The main road is asphalt up to the gate and then from the gate to the house is an aggregate surface.
LAND: 634 acres of beautiful rolling hills with approximately 435 acres of pasture and the remaining acres in pine and hardwood forest. 95% perimeter fenced with some cross fencing. Large oak trees scattered throughout the pastures. The property has a perimeter fence except the front. All the corner post and support line post are in but no wire or line post. The fences are a mix of barb wire and hog wire. Includes several cross fences as well as a 10 acre horse pen with a slab poured for a 4 horse barn with a tack room and a feed room.
LAND USE: Hay has been raised and cut on approximately 435 acres using premier Bahaia grass. The yield has been 3 to 4 bales per acre per season. Pasture land will support 250-300 cows.
IMPROVEMENTS: 2009-new hay barn, 2010-new workshop, and in 2009 house improvements included new kitchen and expanded master bedroom to include seating or office area. Also added 18x20 family room.
HAY BARNS: A new engineered metal hay barn 80'x100' w/ 20' sidewalls has a 60' opening on one side, plus another 100 X 125 hay barn for overflow hay bales.
WORKSHOP: An engineered metal building shop 100'x 125' with 16' side walls. 5000 square feet enclosed w/ 2-walk doors, 3- 14'x 14' and 1- 14'x 20' roll up doors.
COUNTRY COTTAGE HOME: Simple, open, and spacious floorplan! 2400 sq. ft. home includes 3 bedrooms and 2 baths. Master bedroom was enlarged to include sitting or office area and large walk-in closet. Large kitchen, with breathtaking views of the rolling hills, was recently remodeled with dual electric confection double oven and gas cooktop. Wood floors in main living areas. Three fireplaces: master bedroom, guest bedroom, and front living room. The home is a combination of hard plank, ship lap and brick veneer, set on piers. New roof in 2007.
UTILITIES OR NATURAL RESOURCES: Private well located on property that produces 50 gallons of water at 50 PSI per minute. Septic tank for the house and one for the barn. Underground propane tank at the home, and above ground tank for the shop.
Terrain: Ranch features nearly 100 feet of changing elevation and countless scenic views. The majority of the ranch is pasture (435 acres), embraced by pine and hardwood forest. Highest point is 442 MSL. Hilltop is the highest elevation in 5 surrounding counties.
Deer Hunting: The whitetail deer population in the Pineywood Region of Texas has flourished over the last few decades. Two deer stands (6 wide, 8 long, and 8 tall) built on steel frames.
Other Game: Additional game on includes doves, feral hogs, squirrels, turkey and rabbit.
POND: 4 acre pond located on southeast corner of property. Numerous creeks start from the property and drain off. No creek transitions thru the property
From South: From Marshall,TX head north on US-59 for 43 miles. Turn left on TX-155 S, then turn right on TX-8 and drive for 11.4 miles. Turn right on County Road 2230 and follow road to entrance gate.
From North: From Texarkana, TX head SW on US-67 for 18.5 miles. Take TX-8 south for 12.7 miles, the turn left on County Road 2230 and follow road to entrance gate.
From East: From Atlanta, TX head west on TX-77 for 11.7 miles. Take TX-8 south for 2.5 miles. Turn left on County Road 2230 and follow road to entrance gate.
From West: From Dallas, TX take I-30 East for 161 miles. At Mount Pleasant, TX take US-67 East for 15 miles. Take TX-77 East for 23 miles. Turn south on TX-8 for 2.5 miles, turn left on County Road 2230 and follow road to entrance gate.
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Cable TV Available
High Speed Internet Available
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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.