The Flats on Caney Creek

Description

Location: The Flats on Caney Creek is located approximately 12 miles northwest of Gilmer, Texas, with frontage on Fox Road and Horse Road for all weather access. The ranch is also 20 minutes from Winnsboro and only 115 miles east of Dallas.

Overview: The Flats on Caney Creek is a natural, pristine 174+/- acre combination ranch nestled in a very desirable area of northwest Upshur County. The ranch consists of open pastures transitioning into hardwood bottoms, incredible wetlands, pristine hardwood timber, and a hard-to-find balance of ranching and recreational attributes. The ranch is almost a perfect 70/30 mix of hardwood timber and productive, open pastures offering a turnkey ranch to the future owner. Surrounded by large ranches with little hunting pressure, the new owner will have an excellent opportunity to develop an amazing hunting property, while easily maintaining an ag exemption.

Improvements: There are currently no improvements on the property, inviting the new owner to truly make it their own. This is an incredible piece of raw land virtually undeveloped and natural. There are two potential building locations on the ranch perfect for a home or hunting camp.

Trees, Grass, Forbs: The ranch's fertile, sandy loam soils foster Coastal Bermuda pastures as well as native grasses throughout the property. Tree cover consists of a healthy stand of virgin hardwoods including a variety of oaks, hickory, elm, walnut, black gum, willow, and pine. The natural state of the property provides a unique diversity of native forbs and browse which are highly attractive to deer and other types of wildlife. The majority of the open pastures could be easily converted into food plots and are spaced appropriately to benefit both wildlife and hunters alike.

Water: The ranch has abundance of water which is available across the property. It includes approximately a mile and a half of Caney Creek, that winds through the pastures and pin oak flats and floods seasonally. In addition to Caney Creek there is another mile of intermittent streams and several oxbows that stay wet the majority of the year. In the central portion of the property is a natural wetland, approximately 6+/- acres in size, in which half is encompassed by hardwood timber. With minimal dirt work, this area could become an incredibly productive moist soil impoundment that would potentially attract and hold waterfowl along the Caney Creek bottom. This area could be drained, planted and flooded seasonally for maximum results creating an absolute waterfowl magnet. There are other similar opportunities along Caney Creek within the timber as well. If grazed, livestock have access to water across the entire property.

Topography: Rolling to flat terrain with over 65 feet of elevation change provide a scenic view, especially from the north central portion of the property, while the timber maintains privacy from all directions. The pastures are arranged on the lower, level ground, while the timber encompasses the majority of the watersheds and hillsides. There are two great building locations already cleared and established on the higher points near the north and southern boundaries. Trails run throughout the property providing access to all corners of the ranch. Such diversity offers the landowner countless options for ranching and recreational opportunities.

Wildlife: This ranch has been hunted meticulously for the last several decades and very sparsely over the last 5 years. The owner has taken special care to only taking mature bucks and an appropriate number of does, managing the property in such a way to provide the new owner with an excellent turnkey whitetail property. There is an abundance of deer in this part of Upshur County and plenty of other wildlife for recreational enjoyment. The property also attracts and holds large numbers of waterfowl during the fall and winter months and even provides habitat for nesting wood ducks and resident Canada geese. The surrounding lakes and creek bottoms provide an incredible flyway within the area creating a unique waterfowl experience.

Livestock production: This ranch offers nearly 60 acres of improved or native pastures, which as of the last several years, have only been grazed seasonally. Fences appear to have been maintained and updated as needed to hold cattle with some repair being needed. There is no cross-fencing on the property creating a blank canvas for the new owner to fence as they desire.

Minerals: Ask broker for details.

Easements: One easement for an electric line.

Utilities: Electricity is provided by Upshur Rural Co-op, and water by Sharon Water Supply.

Property Taxes: Ask Broker for details.

Schools: Harmony ISD

Price: $456,750 ($2,625/acre)

Contact: Stephen Schwartz - Agent, 903-738-7882