298 Sidney Road, Graham, TX 76450 - Young County

Rolling Timbers Ranch is 44+/- acres of rugged hunting land nestled only minutes from Graham, Texas. This ranch boasts an abundance of hardwood trees, along with scattered mesquite and elm. The rolling terrain with a small ravine running through the center of the property gives this ranch a much larger feel than it actually is. There are two ponds; the larger pond is about 1/2 acre in size and holds water adequately to run cattle year-round. The excellent condition of the ponds paired with the rugged the habitat makes for exceptional hunting opportunities; including whitetail deer, feral hogs, varmints, as well as migratory bird species. This ranch is unique in that it is small enough to manage easily, yet due to the dense cover and large neighbors, hunts like a much larger property.

The ranch improvements included a 3 bedroom 2 bath "main house" built in 2012 and is estimated to be 2,000sq/ft. The kitchen and tankless water heater run off of propane which is buried in the backyard. There is a two-car attached garage with an office and half bath downstairs and an apartment upstairs to accommodate extra guests. Other amenities include a metal covered carport, to store ranching equipment, and a metal workshop with a concrete slab and electricity. Surrounding the house is fruiting landscape including peach and apricot trees, pomegranate, and a grape orchard. Rolling Timbers Ranch is turn-key as it sits but waiting for a new owners touch.

COVER

Tree Cover--Heavily wooded: oak, mesquite, cedar, elm

Underbrush--Thick throughout the property: elbow bush, winged-elm, cedar-elm, prickly pear, tasajillo, lotebush, ephedra

Native Grasses--Excellent grass cover; not over-grazed

WATER FEATURES

2 ponds-1 stocked with fish; largest is 1/2 ac

1 unnamed creek traversing the center of the property

Fort Belknap Co-op water meter

MAIN HOUSE

Main House-3 Bedroom / 2 bath

2,000sq/ft per owner; built in 2012

Wood frame with rock exterior walls; concrete foundation

Large master with en-suite including a shower, jetted tub, and his/hers vanities

Wood-burning fireplace

Granite countertops throughout

APARTMENT

Apartment- 2 Bedroom / 1 Bath

768sq/ft; built in 2004

Located above the garage

Seperate exterior entrance

IMPROVEMENTS

Fort Belknap Coop Water and Electric

Poly tank for rainwater storage

Tornado shelter

Excellent fencing

1 small barn, equipment sheds and covers

Main road-caliche

ATV/UTV interior roads

WILDLIFE

Deer, turkey, and hog

Dove, duck, and varmint

Very little pressure

MINERALS

No active oil and gas production

Minerals are unknown, any owned minerals will convey

ACCESS

Sidney Road

Upper Tonk Valley Road -- 0.4 miles from entrance

Listing Agent/Broker must be present at all showings

DISTANCES

6 miles southwest of Graham

18 miles south of Newcastle

25 miles northeast of Breckenridge

30 miles west of Graford

100 miles west of Fort Worth

Listing Agent: Heath Kramer (940) 456-0575

Listing Broker: Boone Campbell (940) 282-5500

No Trespassing. Please contact a Campbell Farm and Ranch team member for a showing. Campbell Farm and Ranch welcomes all cooperating agents and brokers. Cooperating Agents and brokers must make the first contact with the listing agent and be present at all showings to fully participate in commission split. The information contained in this advertisement is understood to be accurate and reliable but is not guaranteed. Please verify all information before using the information for decision-making purposes.