Ask Cash McWhorter
Property Description: Beautiful, productive land excellent for agriculture, hunting and fishing. There are several exceptional building locations on the property with magnificent views. Quality places like this do not come on the market very often.
Location: Located between Gilmer and Winnsboro, Texas in Northwest Upshur County. The ranch is less than 2 hours east of Dallas, 15 minutes SE of Winnsboro, and 13.2 miles from Gilmer. This is a quality location a short distance east of the Wood County line. There is 1 mile of paved county road frontage on Giraffe Road.
Terrain: Caney Creek Ranch is defined by its rolling changes in topography. There is a ridge on the north end of the property and the south end of the property with the Caney Creek Valley going between the two. There are good pastures for grazing which are sheltered by mature hardwood trees. Bottomland pastures can be lush with the creek meandering through this area.
Fisheries: There is excellent bass fishing in the big lake with deep water, scattered standing timber for structure, and shallow flats that are perfect for spring time spawning. Smaller lake and stock ponds can also provide good fishing opportunities.
Wildlife: The property has been lightly hunted by the family. The duck hunting can be excellent on the stock ponds and both lakes with good numbers of mallards. There are several areas along Caney Creek that are well suited to create wetlands. These wetlands would attract an abundance of waterfowl. The deer hunting habitat is excellent, with scattered oak motts creating an edge between the feeding and bedding areas. Hogs are common to the area and owners have implemented trapping which has successfully kept pasture damage to a minimum.
Food plots: There are several areas that could very easily be planted in warm season and cool season wildlife food plots. All it would take is plowing and planting and possibly fencing these areas. There are a few rock features on the property, but most of the land is clean with sandy loam soils.
Cattle: The grazing rights are currently leased to a neighbor that owns a similar sized property and also runs cattle on other properties adjacent to the 482+/- acres. There is currently no hay production, but the possibilities do exist. The grazing tenant says the land will support an average of 125 animal units in normal years.
Pastures: There are 6+/- pastures, some with coastal Bermuda and some with native grasses. Ranch is a good mix of improved pasture, native, timber, creeks, and uplands.
Fences/ Pens: The perimeter fencing is in good condition and interior fences are in fair to good condition. There are 3 sets of pens on the property, two of which have been utilized recently and one which needs maintenance.
Lakes: There is a scenic 9+/- acre lake that could be expanded to 12+/- acres with some work to the spillway. The bid to fix the dam with dirt work was $15,000 or the spillway could be concreted and done first class for $22,000. The contractor recommends completing the work in July or August. There is a second smaller lake that is 2+/- acres and full of bass. Both lakes attract a lot of ducks in the winter months.
Stock Water: In addition to the two lakes, there are 5 stock ponds strategically located in separate pastures for cattle, livestock and wildlife.
Creek: Caney Creek bisects the property with both sides of the creek for approximately 1 mile. It is fed by natural springs and several seasonal creeks.
Barns: There is an equipment barn and a commodity barn on the property that are in fair and functional condition.
Rural Water: Sharon Water Supply provides water to the area. There is a water line down Giraffe Road with meters available. The cost of a meter is approximately $1618.
Ground Water: Underground water resources are prolific in the area with the Corrizo-Wilcox aquifer being the primary source. The property is located in the Northeast Texas Municipal Water District.
Electricity: Upshur Rural Electric Cooperative
Minerals: Owner does not believe that they own any minerals and will not reserve any minerals from the sale. There are no leases and no active production.
Taxes: Property is agriculturally exempt.
Cash McWhorter, Broker
Blake Hortenstine, Broker
Hortenstine Ranch Company, LLC
10711 Preston Road, Suite 100
Dallas, Texas 75230