Buffalo Flats Ranch

Description

Overview: Buffalo Flats Ranch is an exceptional 217 +/- acre well-rounded combination ranch, located in the piney woods of NE Texas. The Cass County ranch comes with a variety of well-built amenities providing an absolute turnkey ranch for the future owner. The 217+/- acres boasts a spring-fed lake, a wide variety of mature hardwoods, improved pastures used for hay production, diverse native plant life and strategically located food plots providing exceptional hunting opportunities for deer, eastern turkey, hogs, and waterfowl.

Located on a high point of the ranch, overlooking the lake is the main house nestled amongst old growth pecan and oak trees. The recreational possibilities are abundant on the ranch as it satisfies most year-round enthusiasts. Whether you're fishing for bass or bream on the lake, riding ATV's on the 4 miles of established trails, hunting for deer, turkey or hog, or just relaxing by the fire, there is something for everyone at Buffalo Flats. The ranch is quiet and serene with true "end-of-the-road privacy".

Location: Buffalo Flats Ranch is located at the end of County Road 2754, 5.5 miles east of Naples, ~26 miles east of Mount Pleasant and from Dallas, the drive is ~ 146 +/- miles (2 hr. 35 min).

Directions: From Dallas- take I-30 east for 132 miles then take exit 178 for US-259 in Morris County. Turn right onto US-259 to the South and continue for 4 miles. Then turn left onto TX-77 E and continue east for 7.9 miles. Then turn right onto County Road 2737 and continue south for 0.8 miles, then bear right onto County Road 2754 for 0.7 miles until you reach the entrance to Buffalo Flats Ranch.

Improvements: Large mature Pecan and Oak trees surround the 4-bedroom, 4-bath, 3,000 SF home overlooking the ~6.5 Acre spring-fed lake. The house is well-trimmed and completely updated throughout with modern amenities. It boasts an open floorplan concept, a game room that could serve as an additional bedroom, custom hardwood floors, granite counters, Thermador appliances, a wood burning fireplace, and plenty of views of the lake. The house itself can sleep a multitude of people, perfect for larger family gatherings. For convenience the house has a built-in backup generator, is on city water and has a water well for an additional source of water.

In addition to the main house, there are also two guest cabins, 250 and 300 SF respectively. One of the cabin's bathrooms has been fully remodeled and includes a full bath. They both have water and electricity and serve well for overflow guests. There is also a 1,500 SF metal, insulated shop on a slab for additional equipment storage and a 3,000 SF pole barn with a lean-to on one side.

Surface Water: The ranch features a beautiful 6.5 +/- Acre spring-fed lake, fully stocked with Black Bass, and Bluegill and Coppernose Bream. It is believed that the spring originates on the north end of the ranch and flows down the wooded creek drainage towards the south until it finds the lake just below the house. This helps serve the owners and guests alike with year-round recreation and provides stunning views from the house and cabins. There are a few other potential pond locations located around the ranch if the future owner so desires to develop them.

Wildlife & Fisheries: The topography and thick cover provides an excellent habitat for deer and other animals. The ranch features over 137 acres of mature, native timber graced with rolling terrain and an abundance of edge for foraging deer. There are also several established hunting blinds and food plots for deer and turkey hunting enthusiast. The timber consists of a variety of red oak, white oak, pine, elm, cedar, dogwood, hickory and pecan. The property's water assets provide a good opportunity for waterfowl and fishing for bass and bluegill.

Grasses & Grazing: The ranch is situated with ~75 acres of improved pastures currently being used for hay production. Grasses consist of Coastal and Common Bermuda with some native grasses. The pastures are mostly gently rolling and drain well. The perimeter is fenced with no cross-fencing across the property.

Topography: The topography is rolling with significant elevation changes surrounding the creeks and ridges on some areas of the property. The ranch has a high point of ~425 feet above sea level and a low of ~325 feet above sea level.

Easements: The ranch has one easement for an electrical line coming in from the north boundary to the home.

Utilities: Electricity is provided by Bowie-Cass Electric, and water is provided by Western Cass Water Supply

Taxes: $4,521.00 for 2018

Schools: Pewitt Consolidated ISD

Minerals: The Seller reserves no minerals.

Price: $1,285,000 ($5,899/acre)

Contact:

Stephen Schwartz - Agent
903-738-7882

Broker & Commission Disclosure: Buyer's Agent/ Broker must be identified upon first contact with Listing Broker/ Listing Agent and Buyer's Agent/ Broker must be present at the initial property tour in order to participate in the real estate commission. Commission splits will be at the sole discretion of Hortenstine Ranch Company, LLC.