1031 Tax Deferred Exchange on Farm & Ranch Land Property

May 12, 2016/in Texas Ranch Broker Articles /by Casey Berley

Your Farm & Ranch Investment Property and Section 1031 Tax Deferred Exchanges

by Casey Berley, ALC, Hortenstine Ranch Company

One of the most lucrative considerations available to help investors sell appreciated investment real estate including farm and ranch property is the Section 1031 Tax Deferred Exchange. This is a beneficial option in many cases because it may help the investor to accomplish two potentially positive outcomes:

Deferral of capital gain taxes that would usually be due upon sale
Preservation of equity held in the property

In its most basic form, the purpose of the 1031 tax deferred exchange is to enable the investor to continue an investment without adverse tax consequences. The basic idea of the exchange is that income tax may be deferred or may not apply as long as the investment remains intact in the form of real estate. This concept may allow the investor to exchange real estate for other real estate with little or no recognition of gain. The result is that all or a substantial part of the investor’s equity may be available as cash to be used toward the purchase of the replacement (“new”) property.

Whether the sale of the relinquished property and purchase of the replacement property is eligible for a tax deferred exchange is determined by the nature of the properties involved, not the status of the taxpayer. Other rules and time limits apply. See the table below for a basic summation of some of the potential advantages and disadvantages of a Section 1031 Tax Deferred Exchange:

Potential Advantages:

Capital gains tax may be deferred on the sale of the property
Heirs to the investor may receive a stepped-up basis equal to the fair market value and tax on accumulated gains may be forgiven
Investment property that has been held for a long time and has greatly appreciated in value may be freed up for exchange into other real estate
Money that would have otherwise gone to pay taxes may be available for reinvestment

Potential Disadvantages:

Future capital gains tax rates may be higher or the taxpayer could be in a higher tax bracket when the gain is ultimately recognized
Losses cannot be recognized at the time of the transaction – recognition of losses is also deferred in the exchange
The investor may have tax consequences if the net proceeds from the relinquished property are not reinvested in real estate
Failure of the investor to strictly adhere to rules and time limits for the exchange may cause the exchange to fail and be subject to taxation

Simply put, you may be able to sell your appreciated farm/ranch investment property and use the proceeds from the sale to purchase another investment property or properties while deferring your otherwise taxable capital gain from your original property. This may result in more cash available for investment into your replacement (“new”) property. See simple example below:

Simple Example:
An investor exchanges a tract of farm property valued at $900,000 with no debt in Oklahoma for a $1,300,000 farm in Texas for a tax savings of over $100,000 that can be used to purchase substantially more replacement property.

	Sale	Exchange
Fair Market Value of Farm	$900,000	$900,000
Basis	$600,000	$600,000
Gain Recognized	$300,000	-0-
Tax	$105,000	-0-
Tax Deferral Savings	-0-	$105,000
Cash Available for Reinvestment	$795,000	$900,000

Before making real estate investment decisions, please seek the guidance of a qualified tax professional, attorney, and/or qualified intermediary for Section 1031 Tax Deferred Exchanges.

* Neither the author of this article, nor Hortenstine Ranch Company, LLC are experts or authorities in the area of Section 1031 Tax Deferred Exchanges. The intent of this article to is to make the reader aware of a potential tool or option to consider before they invest in real property. There are several rules, regulations, and time lines that apply to Section 1031 Tax Deferred Exchanges and we firmly suggest that the investor or potential investor seek the guidance of a qualified tax professional, attorney, and/or qualified intermediary for Section 1031 Tax Deferred Exchanges.

“Off the Grid…” A New Trend in Ranch Real Estate

May 12, 2016/in Texas Ranch Broker Articles /by Jack Fauntleroy

Off the grid is a very interesting trend happening in the ranch real estate business. The first category of off the grid land buyers and owners are challenged with the basic need of water and electricity. Underground water in and around the ranch may be limited, contaminated, or very costly based on depth of water beneath the surface. City or county electricity may be a quarter mile away or 10+ miles away, but regardless of the distance owners always feel they are literally “burying” their money, rather than making a visual improvement to the land. Usable water and electricity for buyers is perceived more as a checkbox to check rather than adding significant value in a lot of cases. If a property does not have these basic utilities in place, it can definitely be a deduction on price per acre.

The second category is what we in the ranch business refer to as the “enders” buying up ranch property. “Enders” are people that believe civilization, as we know it, is coming to an end. It might be for religious reasons, political reasons, the zombie apocalypse, giant meteorites, Donald Trump or a number of other factors. However, these buyers want to buy a ranch that can sustain itself when the whole thing goes commando or whatever! I am hearing more and more “I want to be able to live off the grid…when the power company is no longer producing electricity and the water company has dried up, I want to be able to sustain and protect my family on the ranch.”

I myself am a very middle of the road kind of guy that has a great interest in history. I believe that as bad as some people think the world is right now….It has been much, much worse in history. However, I also love to sell ranches so while in Rome, right? I am not here to judge, just to help the buyer and seller reach their objectives, whatever that might be. Therefore I wanted to study the different aspects of this new buying trend. Can you have a ranch that creates its own power and water supply? How does one make this happen? Can I become the “go to guy” for the end of the world?? Let’s hope not, but If you happen to fall into this category of a buyer looking to live “off the grid”, then this article is right up your alley.

First, let’s look at this from the beginning. A seller with a ranch that has access to rural water and electricity marks the price up for these benefits being included. So as a buyer, a ranch not having access to water or electric is less expensive, or can at least be negotiated down on price for not having these benefits. (Water and electric are two of the main four items most buyers ask about when looking at a ranch.) But as we will get into later, it may not really matter anymore. There are many beautiful ranches out there that just can’t ask top dollar for the simple reason that they are too far away from a rural water line and/or have not installed electricity on the property. This equals pure savings for you, the buyer and makes any location a possibility with off the grid technology.

Now that you have your beautiful ranch at a great price, how do you begin to create your “off the grid” piece of heaven? First let’s begin with water. Some counties have an excellent underground water supply. Depending on the area you are in, there are companies that specialize in finding an underground water source, drilling a well and setting up a water pump system to help you access it. However, there are many counties that do not have underground water available. If this happens to be the case, water catchment systems are the new way to give you access to plenty of water for your ranch home. Eddie Craig from Clyde, Texas runs a company called Texas Rain Catchers (325-260-6980, www.texasraincatchers.com). Eddie has been in the business of helping ranches catch and use rain water for many years now and his business is booming these days.

Basically using the roof of a home and/or a barn along with a gutter system, you can harvest massive amounts of water for your own personal use. “For every inch of rain that falls on a catchment area (roof) of 1000 square feet, you can expect to collect 600 gallons of water. Ten inches of rainfall will produce 6000 gallons of water.” So let’s say you live in an area that will get 20 inches of rain per year, you can expect to capture as much as 24,000 gallons of water to use! These systems are being used today by companies like Starbucks, but the benefit to you is even greater. Access to water is now available anywhere with a water catchment system.

The second stage of our freedom from “the grid” is electricity. Ted Long out of Weatherford, Texas runs a business called Win-Gen Power, (817-304-2418, www.wingenpower.com). Ted has been in the business of helping people produce their own electricity through wind and solar power for years. These methods have been decent in the past with average results but the new day is finally here. Solar power is the big winner for personal home use thanks to Tesla. Yes, the same company that produces the Tesla electric car has created “The Powerwall”. Powerwall stores electricity from solar energy gathered during the day for use 24 hours a day. It has a 6.4 kWh energy storage capacity, sufficient to power most size homes evening long. Powerwall can also be installed in multiples for bigger homes with greater power needs. The Powerwall even looks great. Like a modern art piece. One of the great things about Tesla is that they know how to make a sharp looking product…Just look at the car! Also, solar panels today are mounted on a single pole, not on the roof like before, and have an internal GPS tracking system that follows the sun as it moves through the sky. They come with a dirt resistant face to keep power gathering at a maximum and a life span of 20+ years. The poles they are attached to can now be placed out of sight and away from the home, if desired. The problem before was basic, no sun-no power. Nighttime energy was very difficult. Now with Powerwall, you can have electricity in the house day and night. So with multiple solar panel poles with multiple Powerwall units, you can now build and sustain any size home, anywhere, anytime.

So no matter your motivation of necessity or dooms day, off the grid technology has become a viable solution to get water and power to your beef herd, hunting camp, barn, home, or ranch estate.

Congratulations, you’re off the grid!

Casey Berley Speaks at National Land Conference

March 25, 2016/in East Texas Ranches, HRC Ranch Marketing, Land for Sale /by Blake Hortenstine

Each year the best professionals in the land business convene under one roof for the National Land Conference. The annual event is an experience like no other and ties together networking, learning, and business building for attendees. Each year the event grows larger and this year did not disappoint!

The 2016 National Land Conference was held March 11-13 in Dallas, Texas at the historic Adolphus Hotel, one of Dallas’ finest luxury hotels. Industry professionals with backgrounds in all segments of the land business gathered in Dallas to share ideas, build business, and most of all have fun together.

Hortenstine Ranch Company’s Accredited Land Consultant (ALC), Casey Berley, enjoyed the opportunity to speak on two of his unique offerings in Texas and Oklahoma.

Whitetail Meadows Ranch is a scenic recreational high-fenced ranch with excellent proximity to the Dallas/Ft. Worth Metroplex area. Wildlife and sportsmen benefit collectively from miles of private hardwood lined roads, creek crossings, established food plots, and organized wildlife management practices. The ranch is in Texas Parks and Wildlife’s Managed Land’s Deer Program (MLD) Level 3. Whitetail Meadows possesses excellent water features including over one mile of Denton Creek winding through the property. Remarkable topography, excellent native wildlife habitat, and a comfortable, well-constructed home/lodge together with supporting improvements combine to create a premier turn-key hunting ranch.

Big Water Ranch is an extremely well balanced combination recreational and agricultural ranch. A 740 acre ranch with over 40 acres of surface water including a 24 acre and 10 acre lake, this property is nearly impossible to duplicate within 90 miles of Dallas, TX and attains a scarcity rating of 10 out of 10! Phenomenal water, big game, trophy fish, boundless ducks, big trees, great grass, and excellent proximity.

Casey Berley is pictured below at the 2015 National Land Conference in Tucson, Arizona where he was awarded the ALC designation. The Realtors Land Institute states, “Accredited Land Consultants (ALC) are more than land professionals. They’re the most accomplished, the most experienced, and the highest performing land experts across the country— whether they specialize in agricultural land, timberland, ranch and recreational properties, or vacant land for development. The REALTORS® Land Institute confers the esteemed Accredited Land Consultant (ALC) designation to only those individuals who have achieved the highest level of education, experience, and professionalism.”

Thank you Realtor Land Institute for the opportunity to speak and we look forward to the National Land Conference in 2017.

Click the following links for more information on Casey’s topics of discussion with videos: Whitetail Meadows Ranch and Big Water Ranch.

Click here to see more Oklahoma and Texas ranches for sale.

Casey Berley Selected as Accredited Land Consultant by the Realtors® Land Institute

August 14, 2015/in Texas Ranch Real Estate News /by Cash McWhorter

Casey Berley with Hortenstine Ranch Company of Dallas, Texas, has been awarded the esteemed Accredited Land Consultant (ALC) designation of the REALTORS® Land Institute (RLI).

As an Accredited Land Consultant, Casey joins an elite group of land specialists who have attained the highest level of knowledge and experience in their profession.

As a Broker Associate with Hortenstine Ranch Company, Casey specializes in the brokerage of farm/ranch and recreational land in the states of Oklahoma and Texas.

The REALTORS® Land Institute is an affiliate organization of the National Association of REALTORS®. It is the only branch of the REALTOR® family of organizations focused on serving land professionals who specialize in: (1) farms, ranches, recreational, and other specialty land properties; (2) undeveloped tracts of land; (3) transitional and development land; (4) subdivision and lot wholesaling; and (5) site selection and assemblage of land parcels. The Institute was organized in 1944, and has been dedicated ever since to improving the professional competence of its members in land brokerage, management and development.

For more information about the Institute, or to find the Directory of Members or a list of courses, visit www.RLILand.com. You may also contact the REALTORS® Land Institute at 800-441-5263, or Casey Berley at: (214) 422-7253 or email casey@hrcranch.com

Father-Daughter Hunting & Quality Time

July 2, 2015/in Texas Ranch Broker Articles /by Jack Fauntleroy

Article written by agent Jack Fauntleroy who resides in Throckmorton, Texas and represents ranch buyers and sellers in its surrounding counties. To read more about Jack, click here.

There is a short period of time in a child’s life when they go from not being able to do anything without their parents, to all of a sudden not wanting to do anything, at all, with their parents. I call this the “I love you daddy” stage.

My daughter, Olivia, is 9 years old. She loves her daddy more than anyone. However, having friends with older children, I came to realize that there is a very short period of time for parents to form a lasting relationship with a child and I needed to act quickly.

Since I am the parent and not into Minecraft, at all, I picked the hobby that we would try together. I remember my father taking me hunting when I was younger. It was something that my father did with me…not my brother or sister…just me. It offered us great time together and formed good memories that I still have to this day. I knew that father-daughter hunting was the perfect opportunity to give us quality time together.

Now my father was not, by any stretch of the imagination, the “great northern hunter” and neither am I. However, because I went dove hunting my whole life, I figured this would be a great place to start. I called up my friend Mack that has a complete arsenal of weapons and told him I wanted to take my daughter out shooting. I wanted to see how she liked guns and if she would take to shooting a gun. My friend Mack was, of course, totally on board with this idea. Olivia and I went out with my friend and shot a couple hand guns and a couple shotguns just to get a feel for what she liked. I started to notice, however, that the noise was scaring her. Even with ear protection, the loud bangs and the raw power of a gun was too much for her. On the drive home we talked about the different guns and the noise and she told me it was just a “little too loud for her”. I knew she really didn’t want to tell me that because she was looking forward to hunting with dad just like I was….but there’s more than one way to skin a cat.

The next week I was in a sporting goods store and came across a compound bow and the light bulb went off. Talk about great timing. The sales guy walked up and said “you into bow hunting?” and I answered “I am now!” It was great all the way around. I found a store, Corky’s Huntin Country, that was exclusively into bow hunting and got us both set up right away. The people that own the store were excellent to work with and got my daughter the right size compound bow, the right size arrows (pink camo of course) and set us both up with lessons.

Since bow hunting was all new to me, Olivia and I got to take lessons and learn about this type of hunting together from the start. Several nights last fall, we would take off together and go to the bow shooting range at the store and practice. Finally this past spring we were able to go out turkey hunting together for the first time. Man what a sight… Camouflage from head to toe, face paint, turkey caller…we were both totally in! We didn’t get to shoot a turkey but that’s probably because we were talking and laughing most of the time…. but wasn’t that the point anyway.

Jack Fauntleroy-Agent
Hortenstine Ranch Company, LLC
jack@hrcranch.com
940-550-4432

I want to thank:
Corky’s Huntin Country- Throckmorton, Texas 940-862-3321

Hortenstine Ranch Company Recognized As A Top Brokerage Firm by The Land Report

May 18, 2015/in Texas Ranch Real Estate News /by Blake Hortenstine

Hortenstine Ranch Company is honored to be recognized as one of the top brokerage firms in the U.S. for the third consecutive year. The Land Report–America’s Best Brokerages highlights the top real estate firms across the country that specialize in timberland, productive farmland, income-producing properties, and recreational retreats. The author states that an exceptional amount of research goes into preparing the survey and recognizing the leading firms that specialize in land. Research showed a sharp rise in revenue which demonstrates the continued appeal of land as an investment class.

“Looking back, 2014 was an exciting and hectic year. Keeping up with demand and servicing our clients in a timely manner was a challenge, but one we were fortunate to accomplish. We are very grateful for the opportunities and the referrals we generously received,” states Hortenstine Ranch Company partner, Cash McWhorter.

“Our strategy is simply hard work,” says partner Blake Hortenstine. “Our goal is to produce successful real estate transactions where both buyers and sellers leave the closing table thoroughly satisfied. Going above and beyond the standard requirements of a real estate brokerage company is our standard approach. We’re honored to be named to The Land Report’s Special Report of America’s Best Brokerages this year and we look forward to providing the same exceptional service to our clients in the future.”

About Hortenstine Ranch Company
Hortenstine Ranch Company, LLC is focused on rural, recreational, and farm & ranch property sales. Our diverse and talented team can deliver the most advanced marketing strategies, ranch market analytics, professional mapping, photography, wildlife consultation, negotiation management, and Buyer & Seller representation. Our brokerage company continues to set the bar for the farm & ranch real estate market as proven by referrals and repeat business.

To start the conversation about buying or selling a property, click to Contact Us.

[Video] West Texas Ranches For Sale: Petty Ranch

March 25, 2015/in Land for Sale, West Texas Ranches /by Blake Hortenstine

Petty Ranch
1,660 +/- Acres
Shackelford & Haskell County
View Petty Ranch listing for price

Amongst the other west Texas ranches for sale, Petty Ranch stands out as a unique offering for any wildlife enthusiast as Shackelford County has a reputation for offering some of the best hunting in Texas. Neighboring the ranch to the east and south is the 60,000+/- acre Hendrick Ranch which has its place in history as a Premier Hunting & Cattle Ranch. The Petty Ranch shares over three miles of low-fence with this famous ranch where whitetail deer hunting is managed and cultivated to make this one of the most sought after areas in the Rolling Plains Region of Texas.

Terrain is rolling with nice elevation change and scenic views. There are two distinct habitat types on this property, former CRP land and rougher brush country.

Land has been brush sculpted creating “edge” for deer and quail. Quail habitat and hunting has historically been some of the best in Shackelford County.

There are six Outback Protein Feeders strategically located across the property and owner has fed protein deer pellets for the past 5 years.

The private water line currently travels over a mile into the southern half of the property to 4 watering troughs with overflow areas.

There are 4-5 stock tanks as well as other locations along the primary drainage that seasonally hold water benefiting cattle and wildlife.

Wheat and native sunflower food plots, fallow disking, controlled burns, and light grazing are perfect for hunting trophy whitetail deer and shooting limits of dove.

To schedule a tour of Petty Ranch or any of our other west Texas ranches for sale call
Blake Hortenstine at 214-616-1305

Bosque County…One of Texas’ Best Kept Secrets!

March 5, 2015/in HRC Ranch Marketing /by Cash McWhorter

Bosque County Land for Sale immediately grabs the attention of those who are in the market to purchase land. Why is this area, known as the beginning of the Texas Hill Country, one of the hotspots of the great state of Texas? Perhaps the answer lies in the storied past of this region’s rich history.

Bosque county is nearly 990-square-miles of land located on the Edwards Plateau just south of the Fort Worth/Dallas Metroplex. Even hundreds of years ago, the early explorers recognized the greatness of this territory. In 1721 Spanish explorer Marques de San Miguel de Aguayo camped near the Brazos River close to a large tributary that he named the Rio del Bosque, or Bosque River. Bosque (pronounced boss-kee) in Spanish, means “woods.”

Later, in 1839, the first survey for land grants were issued in the Bosque Valley. Just after Texas attained statehood in 1849, as Native Americans still roamed the territory, the first permanent settlers arrived. By 1854, the number of settlers living in the “Bosque Territory” continued to increase and Bosque County was established. Lured by fertile, inexpensive land, more settlers continued to come — mostly Anglo-Americans moving west with the frontier, and Norwegian and German immigrants. The pioneer farmers and ranchers were industrious and creative. They built homes, churches and schools, mills for their wheat, gins for their cotton, and produced a thriving livestock business. Bustling communities sprang up, and small towns flourished through the turn of the century.

Although much has changed in Texas since Bosque County’s birth and early years, the proud heritage has been preserved to share and enjoy still today. And one thing will never change…the BEAUTY of the land. Much of this beauty and heritage is closely entwined with the abundant water-ways that traverse this region. The Bosque River, Brazos River, Lake Meridian and Lake Whitney are all located within the county. These sources of water provide an unmeasurable asset to the land. The fertile, mineral-rich soil found throughout the limestone-laden, rolling hills of Bosque County are said to be its most important natural resource because wildlife and vegetation depend so heavily upon it. This continues to be the reason why people in the market to buy land take notice when they see Bosque County land for sale.

Scenic Bosque County is considered the beginning of the Texas Hill Country and has so much to offer yesterday, today and tomorrow. Come discover why Bosque County is one of Texas’ best kept secrets!

To learn more about Bosque County land for sale, visit HRCranch.com. If you would like to start the conversation about buying or selling a property, click to contact us.

East Texas Ranch for Sale: Cloverdale Ranch

February 13, 2015/in East Texas Ranches, Land for Sale /by Cash McWhorter

Cloverdale Ranch (on the Red River)

1,483 +/- Acres
Fannin County, Texas
View Cloverdale Ranch listing for price

East Texas Ranch For Sale

On the high banks of the Red River sits Cloverdale Ranch, a historic fourth generation family ranch with rich history. This East Texas ranch for sale features nearly a mile and a half of spectacular Red River frontage. Wildlife and crops all benefit from this highly scenic river setting. The property yields 1,483+/- acres of land that is conveniently located in Fannin County, Texas, only a short hour and fifteen minute drive from Dallas. This prime riverfront acreage was purchased shortly after the Civil War in 1851 by Gideon Smith, a former Texas State Representative and Confederate Colonel. Along with his brother, Dr. John Smith, Gideon started the Smith Plantation which has continuously produced grain and cattle since 1851. Because of its historical importance, the Smith Plantation received a Texas Historical Marker 1981 as a constant reminder of its storied past.

In addition to its farming and cattle production, Cloverdale Ranch offers an abundance of outdoor recreation opportunities. The Red River frontage yields outstanding angling opportunities for trophy stripers, catfish and other fish. A 2.5+/- acre lake on the southern portion of the ranch is stocked with bass, catfish and forage fish. Additionally, the ranch includes a U.S. Geological Survey (USGS) lake, Spies Lake, which creates an excellent water source for wildlife and waterfowl. Mallards, teal, pintails, and other puddle ducks make frequent use of this reservoir. Deer, wild turkey and dove hunting is reported to be excellent due to the ranch’s typical crop production, low hunting pressure, and flyway.

For more information including maps visit:
HRCranch.com
OR
Download Brochure

To mark the historical significance of the area, the Texas Historical Commission dedicated this marker in 1981 just east of the ranch’s entrance.

Spies Lake is home to mallards, teal, pintails, and other puddle ducks. It’s an excellent water source for wildlife and waterfowl.

The open pastures are meticulously fenced and crossed fenced into 10+ separate pastures for prolific crop production and high density cattle grazing.

Deer hunting is outstanding with strong trophy potential due to low deer densities, historical management practices, adequate food, water and diverse cover.

The ranch includes a livestock and agriculture headquarters. Facilities include a 40’x50′ metal workshop, a 45’x40′ metal hay barn, corrals, and pipe working pens.

Constructed in 1935, the primary two-story family home pays tribute to the ranch’s plantation history. There is a one story caretaker’s home in the courtyard nearby.

Sandy Creek traverses the heavily wooded eastern portion of the ranch. Multiple ground springs create visible water permeation and runoff.

Crops are rotated annually with sorghums, wheat, soybeans, and Bermuda grass being typical ranch crops. Soils are highly productive.

Cloverdale Ranch
To schedule a tour of this beautiful East Texas ranch for sale call
Cash McWhorter at (469) 222-4076
Wright Monning at (214) 794-1475

Resources:
Fannin County
Fannin County Wikipedia
Fannin County Central Appraisal District
TX Fannin County

West Texas Ranch For Sale: M3 Ranch, Young County

February 9, 2015/in Land for Sale, West Texas Ranches /by Blake Hortenstine

M3 Ranch

600 +/- Acres
Young County, Texas
View ranch listing online for pricing

M3 Ranch is marked by rolling hills with native grasses, nice ridge lines, and rocky outcroppings. It is located in Young County just inside the Young/Throckmorton County line on Highway 380, which is just 2 1/2 hours from Dallas and 2 hours from Fort Worth. This West Texas ranch for sale is a true hunter’s paradise, this area of Texas is known for its native whitetail deer genetics. Bucks in the 140-160 B&C class are common with many trophies being harvested in the past. In addition to excellent deer hunting, M3 Ranch has great dove, duck, turkey, and feral hog hunting.

On a scenic hilltop sits a 3 bedroom home with front and back porches offering distant and private views. The home is fenced and also has a fenced dog run on the north side of the home, storage barn, and a 40-foot sea container just east of the house. There are 2 cultivated fields beneficial for grazing cattle, hunting dove, or attracting other types of wildlife.

For more information on this Young County ranch including maps visit:
HRCranch.com
OR
Download Brochure

The “Duck Lake” is located just west of the house and is always a reliable source of water even in times of drought. Also, there are 4 stock tanks on the property.

The property offers an 1800 square foot home with 3 bedrooms, 2 bathrooms, living room, dining room, full sized kitchen and washer & dryer in the mudroom.

Located in the center of the ranch, there is 68.5 acres of fenced cultivation that is currently planted in winter wheat.

Deer populations are plentiful and trophy bucks regularly inhabit the property along with dove, turkey, quail, hogs, and more.

Lotebush, prickly pear cactus, catclaw, and tasajillo (“turkey pear”) are also present and beneficial for wildlife.

There is a good system of roads throughout the ranch making it easy to navigate around the property.

Quality food supplies, vegetation variety, and good water sources have yielded trophy buck harvests in the past.

This West Texas ranch has an excellent mixture of trees including live oak, cottonwood, mesquite, chittamwood, and hackberry trees.

This West Texas ranch for sale has everything you need to begin enjoying all Young County has to offer.

To Schedule a Tour of M3 Ranch call
Jack Fauntleroy at (940) 550-4432

Resources:
Young County, Texas
Young County Texas on Wikipedia
Young County Appraisal District
Young County US Census
Google Map of Graham Texas
Visit Graham Texas
Graham Texas Wikipedia

See other ranches for sale in Texas