Fantastic opportunity to own a very diverse piece of Texas Land! This Ag Exempt property is 173.28 acres in Van Zandt County spread out over just a mile of land running northwest to southeast. The rolling terrain of the ranch gives you an extremely secluded feel, while still having ~1,550' of paved road frontage. The property includes a storage barn that is perfect for storing trailers, tractors, hunting equipment, and much more. The two wet weather creeks and the almighty Giladon Creek supplements the diverse wildlife, which makes this a place you can enjoy year around. Per the owner, the wet weather creeks have not gone dry in the 2 years of ownership. This property would make for a fantastic mixed-use ranch for cattle and hunting because of the ~130 acres of pasture, and still plenty of thick hardwoods and bottomland for wildlife habitat and cover. In addition to the cattle and hunting aspect, there are a couple of great potential building sites on the property that would give you ideal views over some of the greatest views in Texas. The secluded entrance to the property gives the owner a feeling of privacy that is one of a kind.

LOCATION: Edgewood, Texas in Van Zandt County.

~60 miles from Dallas, Texas

~49 miles from Tyler, Texas

~12 miles from Canton, Texas

WATER: Three ponds are scattered throughout the property. The biggest pond is roughly .85 acres and is stocked with Bass and Crappie.

CLIMATE: On average Edgewood, TX gets 44 inches of rain per year, averages 1 inch of snowfall per year, and averages 233 sunny days per year.

UTILITIES: The property has a water well and electricity running throughout. There is city water at the highway to connect to, if needed.

WILDLIFE: There are plenty of White-Tail Deer, Dove, Duck, and Wild Pigs all throughout the property.

MINERALS: Seller does not own any minerals. Natural Gas pump jack is located on property, with an all-weather road going down the west side of the property straight to the pump.

VEGETATION: Mix of pastureland and hardwoods.

TERRAIN: The terrain is a great mixture of rolling open fields and wooded areas. Roughly 40 acres out of the 173 acres is heavily wooded bottomland. There is 50ft. (370ft. - 420ft.) of elevation change across the property.

SOILS: Nahatche loam soils

TAXES: Roughly $442.93 in 2021 (Ag Exempt)

IMPROVEMENTS: Perimeter fencing and storage barn

CURRENT USE: Recreational, Ranching, and Hunting

POTENTIAL USE: Recreational, Residential, Commercial, Ranching, Invement, and much more

NEIGHBORS: Neighbors on the East and West are 200+ acre ranches who have good relationships with current owners. One neighbor has a handshake deal with the current owner to run some cattle to keep it ag exempt.

FENCING: Perimeter fences are in good condition with some cross fencing in place.

ACCESS: Access off State HWY 19 and County Road 1929

EASEMENTS: Electric, Pipeline

LEASES: Handshake deal with neighbor to run cattle. Can be cancelled at any time.

SHOWINGS: Buyer's agent, if applicable, must accompany buyers on all showings. Please allow 24-hour notice, when possible, as the listing agent will meet and provide the tour.