Call Bob Baxter at 918-346-2501 for all your showings and detailed information! A uniquely versatile property consisting of two separate parcels of sandy/sandy loam soil. Parcel A consists of approximately 160 acres with a 2032 sq. ft. home, an older 36 ft. X 24 ft. Barn, a 36 ft. X 12 ft. shed, a small storage building, and a very good 5-wire barbed wire steel-post fence on the East side and most of the West side. The seller is in the process of building a new 5-wire fence on the remainder of the West and the North side. The Owner will also survey this parcel and construct a new fence on the South side of this parcel to separate it from the remainder of the property if purchased separately. This parcel has a paved county road on the West side and gravel county roads on the North and East sides. The property is 3 miles from US Hwy 75; 10 miles from either Allen or Atwood, OK on improved roads; 40 minutes from Ada, OK and 50 minutes from McAlester, OK; It is less than 2 Hours from either Tulsa or Oklahoma City, OK; or Denison, Texas and less than 3 hours from Dallas, TX. There are no Restrictions on Building or Property Use. This is simply a productive farming or ranching ground in Southeast Oklahoma.

This parcel has 3 livestock ponds and volunteer crab grass on approximately 120 acres which has been farmed extensively in the past and could be farmed immediately with very little effort. There is approximately 30 acres sprigged with Midland 99 Bermuda Grass, and 3 acres for the house and buildings. The remaining 7 acres on the northeast corner of the property has 30-40 pecan trees and native grass. With a 40-inch annual rainfall, this parcel can be used for hay production, grazing or could be dry-land farmed. The Buyer could also apply for a Water-Use Permit for irrigation from the Oklahoma Water Resources Board (OWRB) for up to two acre-feet of Usage/Withdrawal per year under Oklahoma State Law and drill an irrigation well.

Utilities: Consists of Rural Electric Co-op electricity for the home, a hand-dug domestic private well system for the home water, and a septic system. Telephone and Rural Water are also available at the Home site but are not connected at this time. Internet Service is through Satellite.

Home: the home was originally constructed in 1945 but was extensively remodeled and added on in 2002. This remodel included completely insulating the exterior walls and adding sheet-rock, enclosing the existing garage, completely opening up the Kitchen, Dining Room and Living Room into an open floor plan with beautiful Oak Posts and Beams that were cut on this property. The owners also built an Island Bar seating area and updated the various appliances, creating a very inviting and comfortable area. The HVAC system was recently replaced. The home was added on to with a 24 ft. by 20 ft. addition as a Master Suite. This addition included a large covered porch/deck with steps on two sides of the addition. The home has 4 Bedrooms and 3 Bathrooms, an Office or Bonus room and a recently installed metal roof.

This parcel A is valued at $497,500. Using a value of $60 per square foot for the House results in a value of $121,920 for the House. Subtracting the $121,920 from the Total Price of $497,500 leaves a value of $375,587 for the land or $2,347 per acre for highly productive farming/ranching land.

Parcel B contains 173 acres more or less. It has two shallow (70 feet) irrigation wells with (40-HP) electric pumps connected to a 5 year old Reinke Pivot Sprinkler System with nozzles set to run at 30 pounds pressure and 800-850 gallons per minute. The wells are 16-inch casing with 8-inch pipe and both are connected to the sprinkler by separate 8-inch pipes. This aquifer in this area is extremely reliable and this parcel is currently permitted for 240 acre feet withdrawal per year with only one other major user nearby, which is a Rural Water District. Historically on average, the Seller has used less than one-half of this allocation.

This parcel produced a grain sorghum crop and hay this year but has grown alfalfa, peanuts, soybeans, wheat, corn, grain sorghum, pumpkins and other crops in the past. The nature of the soil and the 40-inch average annual rainfall when coupled with the water security of the irrigation system provides for extensive yet versatile production of Virtually Any Crop suited to this climate. There is approximately 45 acres of the non-irrigated land that is established in Midland 99 Bermuda Grass. If you would rather run livestock on this property than farm, just establish Bermuda grass on the property, add fertilizer and irrigation (if needed) and you are in business. There are no Restrictions on Building or Property Use. The possible uses for this property are endless, limited only by your time and imagination.

This Parcel B is bordered by a paved County Road on the West and East sides, the City limits of Gerty, OK on the south side and Parcel A on the north side. Just like Parcel A, the property is 3 miles from US Hwy 75; 10 miles from either Allen or Atwood, OK on improved roads; 40 minutes from Ada, OK and 50 minutes from McAlester, OK; It is less than 2 Hours from either Tulsa or Oklahoma City, OK; 50 minutes from Denison, Texas and less than 3 hours from Dallas, TX.

Parcel B is valued at $497,500. The sprinkler system, irrigation wells and pumps, electric motors, electrical components and wiring are valued at $65,000 and the Water Use Permit is valued at $26,000 for a total of $91,000. Subtracting the $91,000 from $497,500 leaves a value of $406,500 for the land. This amounts to $2350 per acre for highly productive irrigated farming/ranching land.

Parcels A and B together produced over 240 tons of grass hay in 2014, and approximately 110 tons of this was produced on the Midland 99 Bermuda Grass. The present owner has generated a select number of customers who are willing to pay a premium for high quality Bermuda Horse Hay which could be produced on Both Parcels.

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Parcel C (A+B) contains 333 acres more or less with the house and all improvements as well as the two irrigation wells; all Irrigation components and the remaining farming land. Again, the possible uses for this property are endless, limited only by your time and imagination.

This parcel is bordered by a paved County Road on the West side, a gravel County Road on the north and East sides and the City limits of Gerty, OK on the south side

This parcel C (A + B) is valued at $995,000. This amounts to $3,179 per acre for highly productive irrigated farming/ranching land, all the Irrigation components and all the improvements.