17521 FM 47, Wills Point, TX 75169 - Van Zandt County

Overview:

CMW Ranch is a high quality mixed-use ranch with tasteful improvements, manicured pastures, mature hardwood trees, plentiful water resources and a scenic tributary of Allen Creek. Located just south of Wills Point in a desirable area of Van Zandt County (just 55 miles East of Dallas,) CVW Ranch is an ideal family ranch with close proximity to the Metroplex.

Terrain

Topography / Cover

The ranchs topography is mostly level, with ~20 feet of elevation change within the boundaries. Approximately 75% of the ranch is pastures with lakes and the remaining 25% is wooded. For aesthetics, numerous mature trees are strategically standing in the hay pastures to soften the landscape.

Soils / Pastures / Pens

The ranchs sandy loam soils are primarily Wilson Silt and Sandow loams. These fertile sandy soils drain very well and are conducive for prolific hay pastures or even crop production. The pastures have been carefully managed for weeds, fertilized regularly and benefit from an average rainfall of 42 inches per year. The owner comfortably runs approximately 30 AUs in these pastures. The ranch is cross fenced into 3 pastures with modern working pens in the center of the ranch to facilitate roundups.

Road System

From the tree lined entry gates off of FM 47, navigating each area of the ranch is made easy by way of a carefully designed interconnecting ranch road system which leads throughout the ranch and all of its improvements.

Ponds / Fishing

The ranchs largest pond is 2.5+/- acres and located near the center of the property. Additionally, theres a 1.25+/- acre pond and several livestock tanks. There are bream, black bass and catfish in each.

Hunting

Theres been no hunting on the ranch by the current owner, however whitetail deer are seen regularly on the ranch. Doves, waterfowl, songbirds and other critters are also seen on the ranch frequently.

Structural Improvements

Main House/Guest House

The charming 2 BR / 1 B main metal ranch home is privately located near the center of the ranch and is ~2300 SF under roof. Built in 2014, the home fits the property very well and features modern finishes and appliances, a spacious living area and a connected covered space that could be easily be converted into additional living space.

The tastefully decorated guest house is ~750 SF under metal roof. Built in 2018, the guest house features 1 BR / 1 B, generous kitchen/living area and a relaxing screen porch for memorable sunsets.

Each home has a separate entry gate and dedicated private ranch road for privacy and seclusion.

Barn / Shop

A modern 20 x 20 horse barn with connected turnout pens and an additional modern 60 x 40 metal implement barn are both located within walking proximity of the ranchs main home.

Utilities:

Electricity is provided by TXU and run underground to the ranch amenities. McBee Water supply is piped to the ranch and improvements. Gas is liquid propane. Both houses have independent new septic systems.

Taxes:

CMW Ranch has an agricultural exemption that will transfer to the new owner; the taxes are estimated to be ~$3700 per year.

**All information is deemed reliable but is not warranted by Monning Ranch Group or Compass Real Estate, LLC. All information is subject to change without prior notice. **