Twin Oaks Ranch on Lake Cypress Springs
Size: 160+/- Acres
County: Franklin County , Texas
Overview: Lake Cypress Springs Ranch is a beautiful 160+/- acre retreat with frontage on one of the best recreational and fishing lakes in East Texas, Lake Cypress Springs. The ranch is comprised of rolling improved pastures, mature hardwoods, a live sandy bottom creek, two ponds and lake frontage. The ranch offers multiple building sites providing for an all-in-one ranch and lake house.
LOCATION: Lake Cypress Springs Ranch is conveniently located 10 miles south of I-30 at Mount Vernon, just south of the FM 115 bridge that crosses Lake Cypress Springs. The Ranch is 18 miles west of Mt. Pleasant, 55 miles from Longview, and an easy two-hour drive from Dallas.
DIRECTIONS: From Dallas or Fort Worth go east on I-30 to Mt. Vernon. From Mount Vernon exit TX-37 S. Turn left onto FM 21, continue 0.6 miles, turn right on FM 115, continue south across Lake Cypress Springs, ranch will be on the right after you pass over the bridge. Address is 8102 FM 115 Hwy, Scroggins, TX 75480
TERRAIN: Rolling hills comprised of sandy loam soils with Coastal Bermuda and native pasture. A year-round spring-fed creek flows through a timbered area on the southern end of the property. Elevation in the pastures provides for a scenic view of the surrounding countryside and Lake Cypress Springs, and offers the landowner potential building locations for a future home site. Over 120 feet of elevation change occur on the ranch.
TREE COVER: Tree cover consists of Pine, Oak, browse, shrubs, and a variety of other tree species.
IMPROVED PASTURE & CULTIVATION: This ranch offers nearly 75+/- acres of prime Coastal Bermuda pasture is perfect for baling hay or grazing livestock, and approximately 50+/- acres have recently been planted in Bermuda and fertilized.
HUNTING: This ranch has not been hunted in recent years. There are numerous signs of deer and other wildlife species for viewing and recreational enjoyment.
FISHING: Lake Cypress Springs is a 3,461+/- acre spring-fed lake stocked with Black and Largemouth Bass, Trophy Catfish, and Crappie. Lake Bob Sandlin is also an excellent East Texas fishery that is a short drive from the entrance gate of the ranch.
BARN: One main equipment barn provides sufficient storage possibilities; one smaller building is present.
IMPROVEMENTS: Concrete paths border the pastures throughout the ranch providing all weather trails to access a majority of the ranch for unobstructed biking and family walks in the evenings.
WATER: The ranch has a spring fed creek running east to west across the southern portion of the property. This could lend to an ideal pond/lake site. There is also approximately 250 feet of lake frontage and two small ponds located near the northern and northwestern boundaries, one of which could potentially be enlarged due to the surrounding terrain. Cypress Springs Special Utility District provides rural water.
SCHOOLS: Mt. Vernon Independent School District
ELECTRICITY: Southeastern Electric Power Company
MINERALS: No minerals in possession and there is no oil or gas production at this time.
TAXES: $3,130.19 (2016) with Ag Exemptions in place.
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