VZ CR 3211, Wills Point, TXVan Zandt County

GENERAL DESCRIPTION: Highly productive custom hay farm ( mixed use farmland, ranchland) near Wills Point, TX in Van Zandt county. 156 Ac of improved grasses including Tifton 85, Coastal, and JIGGS varieties of Bermuda grass out of the total 191 Ac. allow for a robust custom hay operation. On average the farm produces 180-200 sq bales per Ac and an additional 75-100 round bales from just the outside row of each pasture (per year on average). The soils are well drained and there are 7 ponds scattered around the farm and a small creek. Farm features boundary fence, cross fencing, and a set of cattle pens should the next landowner desire to integrate a cattle operation.

LOCATION: VZ CR 3211 just northeast of Myrtle Springs, TX (in between Wills Point and Canton TX)

WATER: Seven (7) ponds, creek lined with hardwoods

CLIMATE: Average 44" of annual rainfall

UTILITIES: Electric and water along CR (to be verified by buyer)

WILDLIFE: Some whitetail deer and small game; fish in some of the ponds

MINERALS: NA

VEGETATION: Improved grasses: Tifton 85 bermuda; Coastal bermuda; JIGGS bermuda

TERRAIN: Gently rolling

SOILS: Fertile well draining mix of sandy and sandy loam

TAXES: Ag Exempt

IMPROVEMENTS: 70' X 120' Hay & Equipment barn; set of cattle pens; fenced & cross fenced

CURRENT USE: Custom hay production

POTENTIAL USE: Custom hay production OR cattle ranch

NEIGHBORS: Small ranches and some homesteads

FENCING: Solid boundary 5 strand barbed wire and interior cross fencing

ACCESS: Van Zandt County Road access

EASEMENTS: NA

LEASES: NA

SHOWINGS: Showings by appointment only and Buyer's representative must be identified at first contact and present for physical showings to participate equally in commissions as per Listing Broker.