Lake Valley Road, Sunset, TX 76270 - Montague County

Conveniently located less than 1.5 hours from Fort Worth and the DFW Airport, this property uniquely borders over 1,000, mostly wooded, acres of the LBJ National Grasslands on two full sides. The ranch, although only 6 miles from US 287/81 remains remote and very private through access provided by 3+ miles of a lightly traveled, county-maintained, gravel road. This perfect get-away for family recreation and hunting includes a manufactured home complete with electricity, well water, septic, and wired phone service. The scenic property, primarily consisting of beautiful oak trees, cedar, and natural grasses is a good mix of open pasture and wooded cover, providing great habitat for deer and other wildlife. The current owner regularly observes large deer on the property, which has been hunted lightly, primarily by family members for the past several years. Two year-round ponds are located at the southwest quadrant of the property, providing water for wildlife and livestock. One pond has bass and perch while the current owner enjoys fishing for catfish from the second pond. Two, smaller, seasonal tanks are located in the southwest corner and along the east fence line. The new owners of this property can enjoy direct, non-motorized, access to the neighboring LBJ National Grasslands. There are limited public access points to this remote this portion of the LBJ Grasslands, further increasing the privacy of this property.

Property Features:

- Conveniently located less than 70 miles northwest of Fort Worth and/or DFW Airport

- The 1900 square foot, 4BR/2BA manufactured home, shaded by several mature oaks, is currently utilized as a primary residence. A new shingled roof was installed with the past 2 years

- Utility improvements include electric service, phone service, water well, septic, wire phone service, and satellite TV. A cellular signal is available throughout the property

- Water is supplied by a 480â?? well, new pump installed in 2008

- Outbuildings include a storage barn (3 sides enclosed), tool sheds, kennel/chicken pen, and pump house

- Good fences enclose the entire perimeter of the property, while additional cross fences with gates exist to manage livestock access

- The property is accessed by county road frontage, located at the southeast corner of the property

- Wild game includes whitetail deer, turkey, hogs, and coyotes

- One large, elevated box blind, will be conveyed with the property

- The current owner raises cattle that graze on the property

- Ag-exemption currently provides for low property taxes

- The entire property is easily accessible by truck, ATV, or walking, includes some elevation changes with extended views