The property has a great mixture of manicured hay meadows, pastures with intermixed brush and pecan trees, dense timber for hunting and a large, maze of a wetland that courses through the woods along Boggy Creek.

The seller routinely runs 150 cows plus bulls and calves on the property. He manages the ranch on a November to October schedule. In early fall, all of the cattle are sold, then starting in November, cattle are slowly added back to the ranch. 100 acres of hay meadows typically produce 500 4x5 round bales per year to take the cattle through the winter. The ranch generally reaches maximum stocking rates in time for the spring and summer Bermuda and crabgrass. This approach minimizes the need for hay and winter feeding while also allowing the land to "rest" a little during the late fall and winter.

Water:

Boggy Creek, Sincere Creek and Red Branch all meet on the property. Although we are in a tough drought, there are still water holes in Boggy that the cattle and wildlife are using. In addition, stock ponds provide water in the pastures.

Improvements:

The property is fenced and cross fenced with a corral and working pens. Electricity runs along the road.

Wildlife/Hunting:

The property is located next to the former Noble Foundation Deer Research Unit. This facility was used for decades to research deer management techniques. The area was chosen for research because of the natural genetics in the area. The deer pictures from last fall give you an idea of what size and quality deer are present. The property also has a very special, natural wetland. This wetland lies along Boggy Creek and naturally fills from runoff from the surrounding hills. Each summer it shrinks or dries up, allowing a massive growth of wetland vegetation. Fall rains fill it back up and provide absolutely top notch duck hunting in both open water and flooded timber. You can also hunt wild turkeys and hogs on the property.

Minerals:

No minerals convey. There are no wells on the property.

Exemptions:

None.

Taxes:

500.00/yr

Property Summary:

If you have always wanted a ranch in a rich, deep soil bottom where you could run cattle, cut hay, gather pecans, hunt trophy deer, blast tons of ducks, turkeys and pigs, then this is the ranch for you. This property should be especially attractive to a person who wants to try their hand at improving the land. Although the pastures and pecan trees are highly productive, they could really shine with some spraying and burning. The presence of mature hardwoods and acres of pecan trees along with a natural wetlands make this a hot spot for wildlife. As is, the current balance between open pastures/meadows and brush/timber is excellent for hunting. There are options going forward, the ranch could be maintained as is to have a little bit of everything or it could become a top notch pecan and cattle property with some clearing and spraying. It is a blank canvas that will allow you to take it in either direction without a huge amount of effort.