Triple C Ranch
Price: $1,292,760 ($2660 price per acre)
Size: 486+/- Acres
County: Upshur County , Texas
Location: Triple C Ranch is located in the scenic hills of northwest Upshur County between Winnsboro, TX and Gilmer, TX. Winnsboro is approximately 15 miles northwest of the ranch; Gilmer is approximately 13 miles southeast of the ranch.
From Dallas: Drive east on I-30 for ~68 miles to Sulphur Springs. In Sulphur Springs, turn south on Hwy 11, then drive east on Hwy 11 for ~21 miles to Winnsboro. In Winnsboro, turn south on Hwy 37 and drive ~ ½ mile to FM 515. Turn east on Hwy 515 and drive ~8/10 of a mile to FM 852. Turn south on FM 852 and drive southeast ~10 miles to FM 2088. Turn east on FM 2088 and drive ~5 miles to the intersection of FM 2088 and FM 566. From this intersection, you’ll continue east on FM 2088 for ~ 3/10ths of a mile to the gated ranch entrance on the right (south) side of FM 2088.
From Shreveport: Drive west on I-20 for ~54 miles to Longview. Exit right on 599 onto TX-281 S for ~ and drive for ~6.8 miles. Take a slight right turn onto N Eastman Rd and drive for ~3.7 miles. Turn left onto FM 1844 and drive for ~4.9 miles. Turn right onto State Highway 300 and drive for ~12 miles. Turn right onto US Highway 271 and travel ~6.4 miles. Turn left onto FM 2088 and drive west for ~ 7.3 miles to the gated ranch entrance on the left (south) side of FM 2088.
Overview: The ranch’s primary uses include: outdoor recreation and family fellowship in a memorable setting. The combination of live water creeks, topography, diverse tree canopy and a developed ranch road system enhance the ranch’s overall appeal, offering a unique setting for sportsmen and their families.
Creeks/Terrain/Soils/ Lakes & Ponds: Prairie Creek and five additional creeks either cross or originate on the ranch! Prairie Creek is the largest and most prolific; this spring-fed stream bisects the ranch and provides a perennial water source for wildlife and livestock.
Triple C Ranch features intermittent changes in relief and an ideal timber (75%) to pasture (25%) distribution, giving the ranch privacy and a large feel. The highest elevation point is ~434’, located near the ranch’s entry gate. Near the southern boundary along Prairie Creek is the ranch’s lowest elevation point, ~350’.
The major soil types on Triple C Ranch are Bowie, Lilbert and Sacul sandy loams, all are considered very productive or “prime” by the USDA. The tree variety is diverse, consisting primarily of mixed oaks, native pines, cedar elms, sweet gum, bois d’arc and maple trees. Bermuda / Bahia grass and arrow leaf clover are well established in the ranch’s ~120 acres of pastures, which carry ~60 pairs.
The ranch’s road system provides access to every area with wide clearing for large ATVs and impressive steel and wooden bridges that cross the creeks. The ranch’s perimeter is fenced in 5 strand barbed wire fencing and there are several cross fences for cattle handling.
The ranch’s largest lake is just less than 2 acres and is stocked with bass, baitfish and catfish. There are five additional stock ponds located in different areas of the ranch.
Barndomenium: Triple C Ranch has a well-appointed ~2,200 square foot insulated metal building with plenty of storage and living area. The barndomenium is finished out with a large kitchen suitable for entertaining and a separate studio that features a kitchenette, a living room, bedroom and a full bath. There is an additional finished bedroom upstairs in the loft.
Hunting and Fishing: Triple C Ranch has a healthy population of whitetail deer. There are several existing blind and feeder locations and additional areas along Prairie Creek that could easily be further developed. The ranch offers a diverse mix of cover and habitat with productive soils and good edge. It is not uncommon to see multiple groups of deer while driving around the ranch at any hour.
Duck hunting opportunities exist on the larger lake and various ponds scattered throughout the ranch. There are areas of the ranch that could support further wetland development and farming to significantly increase waterfowl opportunities. Triple C Ranch is also home to plenty of squirrels and varmints. In the 1990’s, Eastern turkeys were re-introduced to this area of the state.
Good fishing can be found on the ranch’s larger lake. Past stocking efforts of black bass and forage fish aim to ensure the productivity of the lake for years to come. Additional species include: catfish and bluegill.
Minerals: The owner will convey any owned minerals at the time of the sale. There are no active leases or production on the ranch.
Utilities: Rural water is provided by Sharon Water Supply Company. Electricity is furnished by Upshur County Electric Coop.
Cell Phone Tower Lease: The owner has leased a small portion of the ranch’s easternmost pasture to a cell phone provider for a broadcast tower. The leased area has a private, dedicated entry off FM 2088. Monthly rent is paid to the owner and the lease will be conveyed at closing with an acceptable purchase price. Please contact us for more details.
Taxes: Triple C Ranch is agriculturally exempt and the taxes totaled $950 in 2016.
Be sure to check out our latest blog article with helpful information about this area of Texas: Upshur County Land Owners Resource Guide