236± Acres
Titus County, Texas

Cypress Hills Ranch

ID: 426
Status: Sold 2017
Acres: 236±
Type: Farms, Ranches
City, State: Mount Vernon, Texas
County: Titus
ZIP Code: 75457
Presented By: Blake Hortenstine



LOCATION: Cypress Hills ranch is 100 miles Northeast of Dallas and 12 miles southeast of Mount Vernon. It is only a few miles North of popular Lake Cypress Springs and Lake Bob Sandlin. There are two entrances to access the property with a 1/2 mile of road frontage on FM 21.

DIRECTIONS: From Dallas, go east on Interstate 30 to Mount Vernon and take the Lake Cypress Springs exit (exit 146). After exiting I30, go south on Highway 37 for one mile and then go East/ SE on FM 21 for nine miles. You will see planted pine and a For Sale sign on the right side of FM 21 (before the FM 127 intersection).

AREA: A large ranch borders the western boundary and other neighbors are good. Cypress Hills is in a desirable area in the Tri-Lakes Region of Texas. Property is an easy drive to Mt. Pleasant, Mt. Vernon, Pittsburg, and Winnsboro.

LAND: Diverse property ranging from pine plantation, naturally regenerated hardwood hills, virgin hardwood bottoms, and tree-lined pastures. Numerous trails and food plots have been created for hunting opportunities. There are a couple of nice building sites overlooking the ponds and the hay meadows. Tree cover and open space are a perfect balance for wildlife and hay/cattle production.

TIMBER: 20 acres of planted Loblolly Pine are located on the northern end of the property. It is 15-20 year old pine. There is a timber management plan and is certified by the Texas Forest Service as a certified tree farm. The primary entrance to the property winds through the southern end of the pine making for a nice drive-up appeal to potential future home sites.

WATER: Andres Creek is the southern boundary for about 2000 feet. There are three other drainages that run through the property and into the creek. Two sites look good for building new large ponds. Currently there are 4-5 ponds, two of which are very nice with one having a dock on it. Another area has good potential to create wetlands for waterfowl hunting.

WILDLIFE & FISHERIES: Fishing in the ponds is good with crappie and bass. The catfish fishing on Andres Creek can be excellent. With little hunting pressure around, this area has become a sanctuary for whitetail deer. Feral hogs can be abundant at times and the waterfowl can be seen on the ponds in the winter.

HAY: Meadows are currently under hay production for mixed grass hay. The predominant grasses are Bermuda grass, Bahia grass, and Johnson grass.

FENCING: The fencing along FM 21 as well as the western boundary fences are in good condition. The northern boundary fencing is fair to nonexistent. There is no fence along the southern boundary, but a seasonal creek with steep banks and dense woods serves as a natural boundary.

UTILITIES: Wood County Electric and Peoples Telephone service are available. Tri-Lakes Water Supply is available and there are 2 water meters in place.

COMBINED PROPERTIES: 236+/- acres are a combination of 2 properties separately owned. Both owners are in agreement on $2750 per acre and believe both properties will sell better as one. There is no fence dividing the two properties and the field on the south end of the property is a nice balance to the hilly woods on the rest of the property. The properties are approximately 160 and 76 acres, but it is best as one! The northern 160+/- acres can be purchased separately for $2750 per acre ($440,000). Please see aerial and topographic maps showing division line between 2 properties.

MINERALS: On the Northern portion of property Seller is believed to own 50% of the minerals with no active production or lease. Minerals are negotiable on this part of the property. On the Southern portion of the property, Seller will convey any minerals in possession believed to be a small portion or none. There is no production or active leases affecting either part of the property.

TAXES: Properties are agriculturally exempt. 2013 property taxes for northern 160+/- acres were $319.32. Property taxes for southern 76+/- acres were $84.81. Combined estimated taxes for entire 236+/- acres are $404.13


Conner Wilson

Blake Hortenstine - 214-616-1305 mobile

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