Montague County, Texas Land For Sale (88 results)

Unrestricted 113.2 Acres Nocona, TX | Ranch, Development, or Investment Opportunity This expansive 113.2-acre unrestricted property on Cunningham Rd in Nocona, Texas, offers an exceptional opportunity for ranching, farming, residential development, or long-term land investment. With its flat, mostly cleared terrain, existing perimeter fencing, electric access, and multiple ponds connected by a natural stream, the land is well-equipped for both immediate use and future expansion. Whether youre seeking a private ranch retreat, a homestead site, or an income-generating property, this parcel provides incredible versatility and natural beauty all within minutes of the Oklahoma state line and convenient access to US-82. Key Highlights Acreage: 113.2 acres of mostly cleared, flat land Utilities: Electric available; test well dug; septic required Water Features: Several ponds and a small connecting stream ideal for livestock or recreation Access: County-maintained gravel road frontage on Cunningham Rd Restrictions: None Fencing: Perimeter fencing already in place Location & Accessibility Address: Cunningham Rd, Nocona, TX 76255 County: Montague County, Texas Nearby Highway: US-82 for regional travel Distance to Nocona: 13 minutes (9.5 miles) Distance to Fort Worth: 1 hr 41 min (96 miles) Distance to Oklahoma line: approx. 20 minutes School District: Prairie Valley ISD Nearby Amenities & Attractions Valero Gas Station (Nocona): 13 minutes away Snows Marina Lake Nocona: 9 minutes (4.6 miles) Frank Buck Zoo Gainesville, TX: 51 minutes (46 miles) Investment Potential Excellent for ranching, farming, or subdivision Level, buildable acreage requiring minimal land prep Natural water sources enhance both recreation and livestock value Unrestricted zoning provides maximum flexibility Positioned in a region seeing steady rural growth and demand for acreage Contact us today to schedule a property visit or request additional photos, maps, and details. This tract combines freedom, function, and future value a rare find in North Texas ranch country.

ZD Ranch is an exceptional 222± acre North Texas property offering a rare combination of premier water features, extensive improvements, and productive grazing land. Located in the rolling countryside of Montague County, the ranch provides both turnkey functionality and outstanding recreational appeal. The ranch is about an hour from Fort Worth, 1.5 hours to Dallas, and a few minutes from Forestburg. Great access, with around 3,000 feet on FM 922 and 5,200 feet on Pilots Loop. The land showcases a diverse landscape with elevations ranging from approximately 940 to 1,020 feet, delivering scenic long-range views across a blend of wooded areas and improved and native pastures. The property is well-balanced for both cattle operations and wildlife habitat, with ample cover and open grazing. Water is a defining feature of ZD Ranch. The ranch is anchored by an impressive 12± acre private lake, complete with a covered dock and stocked with bass, offering exceptional fishing and a stunning focal point. Additional surface water includes five ponds and seasonal Bingham Creek, providing reliable resources for livestock and wildlife. Five water wells further enhance the ranch’s usability and infrastructure. Four of the wells have windmills. The ranch is well-equipped for a working operation, with extensive improvements already in place. A solid set of working pens supports livestock handling, while multiple barns and shops provide significant storage and operational capacity. The main residence is a well-built rock home constructed in 2012, featuring three bedrooms and two bathrooms. Complementing the home is a 600± square foot garage/workshop with an integrated storm cellar. • 3BR / 2BA rock home (built 2012) • 600± sq ft garage/workshop with storm cellar • 45’ x 118’ barn with 20’ ceilings • 55’ x 100’ barn with four bay doors • 50’ x 100’ pole barn • 54’ x 60’ pole barn • 26’ x 50’ metal storage/workshop • Working cattle pens • 222± acres with rolling elevation (940’–1,020’) • 12± acre stocked lake with covered dock • 5 ponds • Seasonal Bingham Creek • 5 water wells-4 have windmills • Mix of wooded areas and improved/native pasture ZD Ranch is a highly improved, well-watered property offering versatility for ranching, recreation, or a private retreat. With excellent access, abundant water, & substantial infrastructure, this ranch is ready to support a variety of uses while delivering the natural beauty & privacy that define North Texas land.

116 Acres of Texas Beauty and Opportunity! This incredible 116 acre property with scattered oak trees and Fm 1749 frontage offers the perfect blend of natural charm and agricultural functionality. Along with a move-in ready home with panoramic views, this is a haven for ranchers and dreamers. This well-designed property boasts expansive acreage covered in lush coastal grass, ideal for grazing and hay production. The land is thoughtfully cross-fenced and features a fully operational set of corals, streamlining livestock management and rotational grazing. With 2 water wells, including one conveniently located near the corrals and 4 large ponds, your cattle will always have access to a reliable water source. Property also includes a large, impressive, insulated shop with roll-up doors, separate office space and outdoor coverage perfect for storage or workspace. Additionally, there are 3 electric meters, a barn, and a large covered parking area for tractors and equipment. This exceptional find also has a sprawling 2,264 sq ft, 3 bed 2.5 bath home positioned to take advantage of the gorgeous views. The home has an open floor plan and split-bedroom layout offering ample space and opportunities for the entire family. The kitchen with granite counter tops and double oven is open to the main living area and has a pass-through opening into the large flex space with an additional fireplace. Whether you are looking to expand your herd with this ready-to-go operation or settle into peaceful country living with room to grow, a property with acreage of this Quality is a rare find. At Sue Swint Realty, we're more than just a real estate agency - we're family. Proudly family-owned and operated in the heart of Bowie, Texas since 1976, our deep roots in the community help us understand the unique needs of buyers and sellers in Montague County and the surrounding area. Whether you're looking for farm, ranch, recreational property, charming family home, or commercial property, we bring a personal touch to every transaction, ensuring our clients feel like part of the family too. At Sue Swint Realty, we believe in honest work, community relationships, and helping you find not just a place, but a destination to establish your roots Come experience the difference that a family-owned business can make! We are located at 703 E. Wise in Bowie, TX, 76230 Contact us today to get started! SUE SWINT REALTY - 940.872.5424

Location Nestled in the charming city of Nocona, within Montague county, this property boasts a desirable Texas address. Its strategic position offers both the tranquility of rural life and convenient access to local amenities, striking an ideal balance for a fulfilling lifestyle. Land and terrain Spanning 80.3 acres, the land presents a versatile landscape ready for various endeavors. Its natural contours and open spaces are perfectly suited for grazing, ensuring a robust environment for cattle or horses. The terrain invites exploration and offers diverse opportunities for developing your ideal ranch or recreational haven. Improvements and infrastructure The property is thoughtfully secured with full barbed wire fencing, featuring cross-fencing and a gate, providing immediate functionality for livestock management. These existing improvements lay a solid foundation, allowing for immediate use while offering flexibility for future enhancements to tailor the property to your specific needs. Water and utilities A significant feature of this ranch is its 2 ponds, providing a reliable water source for livestock and attracting local wildlife. This natural amenity enhances the property's ecological value and offers recreational potential. The availability of essential utilities can be readily explored to support any future residential or operational development. Wildlife and vegetation The land is a haven for diverse wildlife, including dove, hogs, turkey, and whitetail deer, making it an exceptional destination for hunting enthusiasts. The natural vegetation supports this thriving ecosystem, contributing to the property's beauty and providing ample forage for animals, both wild and domestic. Current and potential use Currently utilized for cattle, this versatile acreage is primed for a multitude of uses. Beyond grazing and ranching, it offers superb potential for horses, hunting, and general pastureland. The possibilities extend to creating a recreational paradise, a productive farm, or a private sanctuary tailored to your desires. Access and easements Access to the property is facilitated by a gravel road, ensuring easy entry. With both highway and private road frontage, the land offers excellent accessibility while maintaining a sense of seclusion. The well-defined access points contribute to the property's overall appeal and operational efficiency. Showing instructions and contact To experience this exceptional property firsthand, showings are available by appointment only through a showing service. All information provided is deemed reliable but not guaranteed; buyers and their agents are encouraged to verify all details prior to closing. v

PROPERTY OVERVIEW: The Seven O Ranch is an outstanding working cattle ranch with fantastic recreational opportunities such as hunting. From high mesas and plateaus to heavily treed creek drainages, this ranch is quintessential Texas. Native grasses are waist high and fences are in excellent condition with 25 pastures and 35-40 stock tanks & lakes. Whitetail bucks in the 150+ B&C class as well as turkey, ducks, geese, dove and even some Bobwhite Quail. The ranch headquarters includes a foreman's home, horse barn, other barns & shops, working pens, outdoor arena and more. The owner's home, complete with a pool and pool house, is relatively new and in great condition. The Seven O has quality improvements, exceptional native & improved pastures, miles of fence, tons of surface water, two named creeks, and superior wildlife habitat. LOCATION & ACCESS: Located just off Highway 81 at Stoneburg, TX in an area where the Cross Timbers Region transitions into the Rolling Plains Region of Texas. The Seven 0 Ranch is only 10 minutes north of Bowie, TX and 1 hour 30 minutes NW of the Dallas-Fort Worth metroplex. There is 872 feet of road frontage on Front Street (just south of the main entrance) and 1675 feet of frontage on Campbell Road (provides access to the south end of the ranch). A railroad track is east of the property and runs parallel to Highway 81. STRUCTURAL IMPROVEMENTS: The owner's home (~4,427 SF) was built in 2019 and has 4 bedrooms and 3 1/2 baths. The spacious first floor includes a wood burning fireplace, office and an open concept kitchen/ living/ dining area. The second floor includes a media room and a kids play area with a balcony overlooking the living room. Outside and detached from the main home is a 1440 SF pool-house with a workout room, bar and living area for entertainment. The home and the pool-house are in excellent condition and located 1/4 mile past the headquarters. The Foreman's home is 2524 SF and includes 3 bedrooms, 2 1/2 baths with a wood burning fireplace and a 2-car garage. The home was built in 1962, is in good condition and located with large shade trees and scenic views. The Horse barn has 4 horse stalls, a wash bay and a tack room. There are also several other barns/ buildings, a shop, an outdoor arena, numerous water troughs, and an excellent set of steel working pens with an A.L. Silencer Hydraulic Squeeze Chute. These structures are located at the headquarters 1/2 mile from the entrance. There are a couple metal buildings on the south end of the property off Campbell Road. The larger building measures 100' X 50' and the smaller building measures 50' X 50'. These buildings are used for equipment, hay, storage and livestock. WATER FEATURES: There are 35-40 stock tanks and lakes in addition to two named creeks and a few low-laying sloughs. Campbell Lake is the largest lake at 26.5+/- surface acres. Tornado Lake is the second largest lake measuring 5.75+/- acres. The owners home overlooks a 3.35+/- acre lake and there are two additional lakes just south of the entrance being 4.89+/- and 1.9+/- acres. These lakes provide fishing and also attract an abundance of wintering ducks and geese. TERRAIN & SOILS: Terrain is diverse with 4 significant drainages running through the ranch. 2.25+/- miles of Middle Belknap Creek runs through the main portion of the ranch and has a large area in mature native pecan trees. 1+/- mile of West Belknap Creek runs through the western portion of the ranch with pools of water year around. There are two additional unnamed creeks that run through the ranch. All four of these drainages are heavily wooded. Soils range from sandy to clay with rocky sandstone in more elevated areas. Elevation ranges from 850' to 960' above sea level for a total change of 110'. Views are remarkably scenic from the rocky mesas overlooking rolling grasslands, oak & pecan lined drainages, larger bodies of water and the renowned horizons of North Texas. TREE COVER & WILDLIFE HABITAT: Post oak, Blackjack Oak, Mesquite, Hackberry, Pecan, American Elm, Bur Oak, Western Soapberry and Sand Plum. Native plant communities are diverse and beneficial to the wildlife. GRASSES: There is a mix of native tall and mid-sized grasses. Tall grasses include Little and Big Bluestem, Indiangrass, and Switchgrass. Mid grasses include sideoats grama, buffalograss, blue grama, silver bluestem, Texas wintergrass, and Canada Wildrye. There is also an improved pasture with Coastal Bermuda. The condition of the grasses are exceptional. WILDLIFE & HUNTING: Hunting tenant has leased the ranch for 20 years and has intensively managed the wildlife for the last 10+/- years. The current management program includes feeding protein and corn as well as selective harvest of mature bucks & does. Trophy bucks are in the 150+/- B&C class with larger bucks occasionally seen. The natural mineral content and genetics in the area are also beneficial. Turkey populations are excellent with several large groups living on the ranch. Duck and goose hunting can be phenomenal. Quail habitat is prime, but bird populations are much lower than they historically were. This decline is common in many parts of the state and resurgence is unknown and unpredictable. There are feral hogs, predators such as bobcats and coyotes and many more indigenous species that call the Seven O Ranch home. CATTLE, PASTURES & FENCES: Carrying capacity is believed to be around 270- 300 animal units. Average annual rainfall is 32". Perimeter and cross fences are in excellent condition throughout the ranch. There are 25+pastures, numerous traps and working pens, and a hydraulic squeeze chute at headquarters to efficiently work cattle. Ranch has been lightly stocked and pastures are in excellent condition. HAY & CULTIVATION: The 25+ pastures include 5 fenced fields (88+/- total acres) where owner no-till drills winter wheat to supplement grazing. The owner has planted and baled hay grazer in past years in a 48+/- acre hay pasture. Several more pastures could be utilized for hay production. In addition to the native pastureland, the owner maintains 70+/- acres of coastal Bermuda with fertilizer and weed control. RIGHT-OF-WAYS: There is one oil and one natural gas pipeline that crosses the ranch. There are two small pipelines that run a short distance from the pad sites off the property. None of the pipelines are problematic or impact the use of the surface. MINERALS: No minerals are owned. There are two pad sites with gas wells. Both are in good condition, and both are in good locations with limited traffic. UTILITIES: Electricity is provided by Wise Electric Cooperative. Water is provided by private water wells. GROUND WATER & WATER WELLS: There are three registered water wells (1 domestic, 2 livestock) and 6 wells total. Two wells use solar pumps, and one is supplementing an artesian well. The one registered domestic well is located just north of the owner's home in an insulated well house. This well is 220' and produces 20 gpm with 8" casing. Water level is 90 feet below the surface. The other registered water well is at the hunting camp and is also 220' deep, it produces 15 gpm and has 7" casing. The ranch sits above the Trinity (outcrop) Aquifer. RANCH & AREA HISTORY: The area of North Texas now encompassing Seven O Ranch & greater Montague County has a history beginning with prehistoric Native American habitation, followed by tribes such as the Wichita, Comanche, and Kiowa who dominated the region for centuries, including alliances and settlements along the Red River negotiated with French trappers in the mid-1700s and protected against Spanish reprisals in 1759. European-American settlement remained sparse until the mid-19th century due to ongoing conflicts and raids, but the county was formally established in 1857 (organized in 1858) from Cooke County and named for surveyor Daniel Montague. Early Anglo settlers faced Indian raids through the 1860s, with trading posts like Red River Station facilitating commerce. Small farming and ranching communities emerged in the 1870s, including the precursor to Stoneburg (initially called Riley). The arrival of the Fort Worth and Denver Railway in 1882 spurred rapid growth, leading to the founding of Bowie that year as settlers relocated to the rail line, incorporating it in 1884 and naming it after Texas hero Jim Bowie; it quickly became a market hub with a second railroad (Chicago, Rock Island and Texas) in 1893 boosting its population to around 2,600 by 1900. Stoneburg formalized with a post office in 1893 upon the railroad's arrival, renamed to honor landowner J.M. Stone who donated land, peaking at about 150 residents early in the 20th century. The region thrived on agriculture, ranching, and later oil and gas production through the 20th century, with Bowie growing to over 5,000 residents by the late 1980s as the county's largest town, while Stoneburg declined post-World War II (post office closing in the 1950s) to a small, unincorporated community of around 50 today. In modern times, the area remains rural with a focus on small-town life, agriculture, and proximity to larger North Texas urban centers like Dallas-Fort Worth. AIRPORTS: Bowie Municipal Airport (FAA identifier: 0F2) is a small public-use general aviation airport located about 4 miles northeast of Bowie, Texas, along US Highway 59. Activated in May 1966 and owned by the City of Bowie, it features a single 3,600-foot asphalt runway (17/35), offers 100LL and Jet-A fuel (including 24-hour self-service), rental hangar space, and courtesy cars. HOSPITALS: Clay County Memorial Hospital is located in nearby Henrietta, TX. This full service, 24/7 hospital and ER is just 25-minutes NW of the ranch gate at Seven O Ranch. Nocona General Hospital is located in nearby Nocona, TX. This full service, 24/7 hospital and ER is just 20-minutes NE of the ranch gate at Seven O Ranch. SCHOOL DISTRICT: Goldburg Independent School District

Tucked away at the end of a quiet cul-de-sac and surrounded by mature trees, this 2-acre lot offers a peaceful setting in Silver Lakes Ranch, a private community. The expansive 2,300-acre neighborhood features a mix of wooded and open terrain with scenic views and sits next to Amon G. Carter Lake—perfect for relaxing weekends or full-time living. Community amenities include a pool, clubhouse, gym, and boat-RV storage, plus an RV park with additional conveniences for residents and guests. Residents also have access to two fishing lakes; Lake Horizon includes a boat ramp, and a seasonal creek on the lot feeds into it. You’re just 15 minutes from Bowie for shopping and dining, with easy access to Hwy 287, about 30 minutes to Decatur and roughly 1 hour 20 minutes to DFW Airport. The property was surveyed and stakes remain, so the boundaries are well defined! The owner has painstakingly cleared the brush and made ready a perfect site to build your new home! At Sue Swint Realty, we're more than just a real estate agency - we're family. Proudly family-owned and operated in the heart of Bowie, Texas since 1976, our deep roots in the community help us understand the unique needs of buyers and sellers in Montague County and the surrounding area. Whether you're looking for farm, ranch, recreational property, charming family home, or commercial property, we bring a personal touch to every transaction, ensuring our clients feel like part of the family too. At Sue Swint Realty, we believe in honest work, community relationships, and helping you find not just a place, but a destination to establish your roots Come experience the difference that a family-owned business can make! We are located at 703 E. Wise in Bowie, TX, 76230 Contact us today to get started! SUE SWINT REALTY - 940.872.5424

Welcome to Lot # 8 of Red Oak Hills, conveniently located between the historic towns of Nocona and St. Jo with easy access back to highway 82. This 5 acre tract offers a gentle rise from the road to the interior of the property before transitioning to a gradual downward slope as you move to the rear of the property. These natural slopes offer great drainage with no need for drainage easements on this property. A nice balance of open spaces and pockets of dense trees allow for a feel of being on a larger tract of land. This would be a great site to build your future home with restrictions in place to protect your investment. Electric runs along the road. Imagine sitting on your porch or next to a window sipping your beverage of choice while watching the deer frolic or the turkey strut. Your piece of North Texas hill county awaits. **Buyer's representative to verify all utilities, measurements, taxes, school district & all information.** **Land Company of Texas, LLC gladly participates with other brokers. Buyer's agent must accompany buyer at first showing. At Land Company of Texas, LLC we strive to bring you accurate, informative and relevant information in a readable and understandable manner. We do not assume liability for typographical errors, misprints or misinformation that may have been given us, nor do we guarantee its reliability. All property is subject to change, withdrawal or prior sale. We will assist all buyers in verifying the above information to the best of our ability.**

Experience the beauty and diversity of this exceptional river ranch featuring over 4,000 feet of Red River frontage-perfect for recreation, hunting, and relaxation. The property showcases rolling, oak-covered hills that transition into fertile bottomland dotted with hundreds of mature pecan trees. Improvements include a 1,200 sq ft barndominium, a 2,000 sq ft shop, and a massive 4,000 sq ft barn. The land is well-equipped for both ranching and recreation with six ponds, quality fencing, cattle pens, and an established road system throughout. For the outdoors enthusiast, this property is turnkey-complete with deer stands, feeders, and established food plots. The unique convergence of multiple ecosystems creates an ideal habitat for wildlife, making this a true sportsman's paradise.

GENERAL DESCRIPTION: This 2.75 acre tract sits on the south side of Lake Amon Carter, offering great views of the lake and surrounding nature. The property acts as almost a 5 acre tract with unincorporated land surrounding it on all but the south side. Alongside the unincorporated land there is over 600 FT. of lake frontage to Lake Amon Carter, only accessible through this property. This 2.75 acres is being cut from a larger tract, offering the buyer the potential to add more acreage. LOCATION: Property is just north of the silver lake community. ~30 Miles to Decatur, TX ~70 Miles to Fort Worth, TX ~80 Miles to Dallas, TX WATER: Lake Amon Carter sits directly to the north of the property, which was ranked one of the top-10 places to fish for large-mouth bass according to the Texas Parks and Wildlife Department website. The lake covers more than 1,800 acres and is 50 feet deep at its maximum depth. There is no water skiing on the reservoir side of the lake. CLIMATE: Sunset, TX, averages 242 sunny days, one inch of snow per year and 33 inches of rain per year. UTILITIES: Property is connected to water through City of Bowie Water and has a septic system installed. The electric provider is Wise County electric. There are electric poles on the road frontage of the property, but a meter would need to be installed. WILDLIFE: White-Tail Deer, Duck, Hogs, Varmints TERRAIN: The property has a slope from the road frontage towards the lake frontage, with contour starting at 950 FT sloping down to 920 FT. IMPROVEMENTS: There is an older manufactured home on the property, which will need TLC before being a full time residency. The home is a 2 bed 2 bath with a front porch alongside the north side of the home. The porch opens up to different decks which offer great views of the lake and surrounding native hardwoods. The is a storage shed just south of the house that currently holds kayaks that the sellers take out on Lake Amon Carter. CURRENT USE: Weekend Retreat, Hunting POTENTIAL USE: Single-Family Residence, Weekend Retreat, Hunting, Investment ACCESS: Property is accessible off of Lakeview Ct. through a private gate. SHOWINGS: Contact Daniel Dye at (817) 312-0744 for more information. Disclaimer: Disclaimer: Buyer's agent (if applicable) must be identified on first contact and be present at all showings in order to receive a participation fee. If this condition is not met, the commission percentage will be at the sole discretion of TexasLand. The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker or Seller. The Broker does not assume liability for typographical errors, misprints, nor for misinformation that may have been given to us. All property is subject to change, withdrawal, or prior sale.

Owner Financing Available - This 0.36 acre lot is located in Nocona, Texas and the address is 102 Choctaw Drive, Nocona, TX 76255. Nocona is a city located in Montague County, Texas, United States. Nocona Hills is a residential community located in the southwestern part of Nocona. Nocona Hills is a gated community located just outside of Nocona, and is known for its natural beauty and recreational opportunities. The community is situated on the shores of Lake Nocona, a popular destination for boating, fishing, and swimming. Features: Recently cleared lot, Really Close to Lake Nocona Only $950 Down and $200/month for 53 months = $11550 or Discounted Cash Price: $9497 PROPERTY DETAILS APN: R000019231 Address: 102 Choctaw Drive, Nocona, TX 76255 County: Montague State: Texas Size: 0.36 Acre Dimensions: 72' x 146' x 144' x 180' Legal: LOT 1360, NOCONA HILLS, INVENTORY Terrain: Flat Access: Paved Road Power: Power in the Area (Power Company: Power Pentex Company: 940-759-2211) Water: Water in the Area (Nocona Hills Water Department: 940-825-3489) (Well: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) (Water Haul: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) Sewer: Sewer or Septic in the Area (Sewer: Nocona Hills Water Department - 940-825-3489) (Septic: Reed Septic & Backhoe: 940-825-3528) Taxes per Year: $41 HOA Fees per Year: $350 Annual / $ Transfer GPS Coordinates (center) at the road: 33.850128, -97.658241 --- Northwest Corner: 33.850388, -97.658438 --- Northeast Corner: 33.850131, -97.657928 --- Southwest Corner: 33.850246, -97.658589 --- Southeast Corner: 33.849968, -97.658247 Elevation: 873 BUILDING INFORMATION Zoning: TX-Montague-Nocona-Hills-Residential Time Limit to Build: No time limit to build Site Built Homes Allowed: Allowed 1000 min sqft Modular Homes Allowed: Not Allowed Manufactured Homes Allowed: Not Allowed Mobile Homes Allowed: Not Allowed Tiny Homes Friendly: Not Allowed ALLOWABLE USES Full-Time RV Living Allowed: Not Allowed RV on the Property While I build: Allowed Camping in a RV Allowed: Not Allowed

For more information, please contact the listing agent, Brett Grier, at (817) 357-7347 Redhawk Lake Ranch offers approximately 1,073+/- deeded acres in Montague County, Texas, with a 10.16-mile perimeter of the ranch boundary, situated adjacent to Lake Nocona, which is ranked among the top bass fishing lakes in the state. The property is enrolled in the Texas Department of Wildlife Managed Land Deer Program (MLDP) and carries agricultural exemption status, providing a sound foundation for both recreational and operational use. The ranch is watered by three producing water wells and 15 ponds, with 1.8 miles of Farmers Branch Creek and 0.30 miles of Dripping Springs Creek traversing the property. Approximately 86 acres of coastal hay production, and six established food plots totaling approximately 63 acres support a well-managed wildlife program. The land is cross-fenced into multiple pastures for rotational grazing. It is supported by a complete set of working cattle pens with a squeeze chute, a 30-ton overhead feed bin, and a 1,000-gallon diesel tank with an electric pump. Improvements include a Morgan Building cabin serving as a field headquarters, complete with sleeping quarters, a bathroom, a small kitchen, a washer and dryer, and a mini-split HVAC unit. Three vacant lots within the Nocona Hills community provide additional access points and HOA-served potable water. Deer blinds and feeders are included in the sale. Wildlife is abundant, with whitetail deer, turkey, hogs, dove, and ducks well represented across the property, along with a variety of native predator species. The ranch's adjacency to Lake Nocona and its multiple access points from four separate road approaches create compelling opportunities for low-density residential subdivision, recreational development, or continued ranching and hunting operations. The Facts: ~ 1,073+/- deeded acres in Montague County, Texas ~ 10.16 miles of ranch perimeter boundary ~ Adjacent to Lake Nocona, a top-rated bass fishing lake ~ Enrolled in the Texas MLDP program with an ag exemption ~ Three water wells and 15 ponds across the ranch ~ 1.8 miles of Farmers Branch Creek and 0.30 miles of Dripping Springs Creek ~ 86+/- acres of coastal hay production yielding 165 round bales (2025) ~ Six established food plots totaling approximately 63± acres ~ Cross-fenced with cattle pens, a squeeze chute, a feed bin, and a diesel tank ~ Cabin, additional access points, and strong potential for development or recreation

Owner Financing Available - This 0.09 acre lot is located in Nocona, Texas and the address is Walnut Road, Nocona, TX 76255. Nacona (Oak Shores) is situated on the western shore of Lake Nocona, which is a popular destination for boating, fishing, and swimming. The community offers a variety of amenities for residents, including a private boat ramp, a fishing pier, and a picnic area. Oak Shores also features a golf course, swimming pool, tennis courts, and hiking trails. Nocona and Oak Shores offer a unique blend of history, outdoor recreation, and small-town charm, making it an attractive destination for residents and visitors alike. Features: Close to Lake Nocona Only $550 Down and $150/month for 41 months = $6700 or Discounted Cash Price: $5497 PROPERTY DETAILS APN: R000020992 Address: Walnut Road, Nocona, TX 76255 County: Montague State: Texas Size: 0.09 Acre Dimensions: 44' x 93' x 45' x 94' Legal: LOT 605, OAK SHORES Terrain: Flat Access: Paved Road Power: Power in the Area (Power Company: Power Pentex Company: 940-759-2211) Water: Water in the Area (Nocona Water Department: 940-825-3282) (Well: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) (Water Haul: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) Sewer: Sewer or Septic in the Area (Sewer: Nocona Water Department - 940-825-3282) (Septic: Reed Septic & Backhoe: 940-825-3528) Taxes per Year: $9 HOA Fees per Year: $250 Annual / $ Transfer GPS Coordinates (center) at the road: 33.877981, -97.635852 --- Northwest Corner: 33.878045, -97.636013 --- Northeast Corner: 33.877981, -97.635852 --- Southwest Corner: 33.877934, -97.636004 --- Southeast Corner: 33.877927, -97.635700 Elevation: 908 BUILDING INFORMATION Zoning: TX-Montague-Oak-Shores-Residential Time Limit to Build: No time limit to build Site Built Homes Allowed: Allowed (need 2 lots) Modular Homes Allowed: Allowed (need 2 lots) Manufactured Homes Allowed: Allowed (need 2 lots) Mobile Homes Allowed: Allowed with a septic Tiny Homes Friendly: Not Allowed ALLOWABLE USES Full-Time RV Living Allowed: Not Allowed RV on the Property While I build: Allowed Camping in a RV Allowed: Allowed

LOCATION: 2.75 miles southwest of the city limits of Saint Jo, TX in Montague County. 1,185+/- contiguous acres for sale in Montague County, just south of Saint Jo, TX. with an opportunoity purchase another 269+/- acres across the road. ROAD FRONTAGE: Approx 1.14 miles of frontage on FM 3206 with two gated entrances as well as another two deeded easements for access if needed. Access is also available via deeded easement from Hwy 59 and Quarry Road. WATER: 4 ponds located on the property currently, with a fifth pond under construction. Existing ponds range from 1.24 to 6.45 acres. Clear Creek is the boundary for approximately 4,670 linear feet. There are two water wells on the property. ELECTRICITY: Pentex Energy has power lines on the property. MINERAL RIGHTS: No mineral rights will convey, and there is no production on the property. A pipeline is located on the northwestern side of the property and there are tank batteries that appear to no longer be in use located on FM 3206. TOPOGRAPHY: Drastic elevation changes with dramataic views from dozens of different bluffs on the proporty. Elevation ranges from 1'040' to 1'230'. TAXES: Currently ag exempt with 2024 taxes being $1,090. IMPROVEMENTS: Ponds. Fencing. Cattle pens. Two water wells. Office building. Work shop. Other outbuilding. Gazeebo. Dock. Storage building. CURRENT USE: Used exclusively for cattle grazing and recreation since the mid 1970's. EASEMENTS: Electric, pipeline, mineral, access. LEASES: Cattle grazing lease expires 5/31/26. SHOWINGS: Buyers agent, if applicable, must be identified on first contact and must be present at initial showing of the property listing to the prospective real estate buyer in order to participate in real estate commission. If this condition is not met, fee participation will be at sole discretion of listing agent. Some properties just stand out from the crowd. This is one of those because it is not common to find a property of this size and this quality in North Texas. The Running N Ranch is 1,185 +/- contiguous acres of legacy ranch land. Boasting incredible views from the dozens of high elevation bluffs overlooking the Clear Creek valleys below. Approximately 55% wooded and 45% grassland, the Running N Ranch is an excellent combination cattle and recreational wonderland where a family comes together to create memories that last a lifetime, as well as an appreciable asset, a tax shelter, and hedge against inflation. This area is rich in history, with the historic Chisolm Trail coming through the area south of Saint Jo, TX. Indian artifacts are also found here. The Running N Ranch has been owned by the same family for nearly 50 years as a cattle ranch and recreational retreat. The far north western porion of the ranch was once used as a gravel mine, with reclaiming processes adding a beautiful crystal clear lake, with a second one under construction currently. Three major lakes dot the landscape: Quarry Lake on the north end is about 6.45 acres and has crystal clear water due to the natural limestone bottom. Twin Oaks Lake is about 2.4 acres in size and features deep banks, shaded shoreline, and standing timber for natural fish cover. Sparrow Hawk Lake is a 6 acre Clear Creek Watershed Authority control lake, with a beautiful park setting that includes a gazebo, dock, firepits, and toilet. Clear Creek is the southwestern boundary of the property for about 9/10 of a mile. The valley bottoms host multiple natural springs that offer year round water source for wildlife and livestock as well. The 500+/- acres of grass is mostly hardy native grasses of the prairie, with one bottom pasture containing about 20 acres of improved bermudagrass. These native grasses are much more tolerant and hardy than most improved grasses, and yields more digrestable nutrients per ton while requiring less maintenance. Indian grass, various varieties of blue stem, common bermuda, buffalo grass, side oats grama, gamma grass and more can be found. The 685+/- acres of woods include a great variety of trees including several species of white oaks, native red oaks, pecan, hickory, walnut, persimmon, and elm. Having miles and miles of edges, where the woodlands meet the grasslands, provides the ultimate habitat for whitetail deer and turkey. A brick office building was once used for the gravel mine and is now used as a camphouse. The simple structure includes two rooms plus a restroom. A 30x40 all metal workshop / storage shed is near the office, as well as a small building once used as a break room for mine employees. A water well serves this area and features a large capacity storage tank. An additional water well is located further south and is currently only used to water livestock. Electrical service lines are established in several locatations around the property and can be easily extended to the location desired. There is a good set of cattle pens located on the FM 3206 boundary at the northern boundary line. There are excellent fences and roads throughout the property. There are no deed restrictions for this property. Private showings are available by appointment only for qualified buyers.

Owner Financing Available - This 0.37 acre lot is located in Nocona, Texas and the address is 148 Apache Trail, Nocona, TX 76255. Nocona is a city located in Montague County, Texas, United States. Nocona Hills is a residential community located in the southwestern part of Nocona. Nocona Hills is a gated community located just outside of Nocona, and is known for its natural beauty and recreational opportunities. The community is situated on the shores of Lake Nocona, a popular destination for boating, fishing, and swimming. Features: Close to Lake Nocona Only $950 Down and $200/month for 53 months = $11550 or Discounted Cash Price: $9497 PROPERTY DETAILS APN: R000018415 Address: 148 Apache Trail, Nocona, TX 76255 County: Montague State: Texas Size: 0.37 Acre Dimensions: 89' x 185' x 102' x 177' Legal: LOT 401; NOCONA HILLS; INVENTORY Terrain: Flat Access: Paved Road Power: Power in the Area (Power Company: Power Pentex Company: 940-759-2211) Water: Water in the Area (Nocona Hills Water Department: 940-825-3489) (Well: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) (Water Haul: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) Sewer: Sewer or Septic in the Area (Sewer: Nocona Hills Water Department - 940-825-3489) (Septic: Reed Septic & Backhoe: 940-825-3528) Taxes per Year: $103 HOA Fees per Year: $350 Annual / $ Transfer GPS Coordinates (center) at the road: 33.843737, -97.652371 --- Northwest Corner: 33.843962, -97.652592 --- Northeast Corner: 33.844007, -97.652262 --- Southwest Corner: 33.843488, -97.652485 --- Southeast Corner: 33.843507, -97.652200 Elevation: 862 BUILDING INFORMATION Zoning: TX-Montague-Nocona-Hills-Residential Time Limit to Build: No time limit to build Site Built Homes Allowed: Allowed 1000 min sqft Modular Homes Allowed: Not Allowed Manufactured Homes Allowed: Not Allowed Mobile Homes Allowed: Not Allowed Tiny Homes Friendly: Not Allowed ALLOWABLE USES Full-Time RV Living Allowed: Not Allowed RV on the Property While I build: Allowed Camping in a RV Allowed: Not Allowed

Owner Financing Available - This 0.46 acre lot is located in Nocona, Texas and the address is 124 Blackhawk Drive, Nocona, TX 76255. Nocona is a city located in Montague County, Texas, United States. Nocona Hills is a residential community located in the southwestern part of Nocona. Nocona Hills is a gated community located just outside of Nocona, and is known for its natural beauty and recreational opportunities. The community is situated on the shores of Lake Nocona, a popular destination for boating, fishing, and swimming. Features: Recently cleared lot, Corner lot, Close to Lake Nocona Only $1100 Down and $225/month for 55 months = $13475 or Discounted Cash Price: $10997 PROPERTY DETAILS APN: R000018407 Address: 124 Blackhawk Drive, Nocona, TX 76255 County: Montague State: Texas Size: 0.46 Acre Dimensions: 139' x 145' x 134' x 144' Legal: LOT 391; NOCONA HILLS; INVENTORY Terrain: Flat Access: Paved Road Power: Power in the Area (Power Company: Power Pentex Company: 940-759-2211) Water: Water in the Area (Nocona Hills Water Department: 940-825-3489) (Well: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) (Water Haul: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) Sewer: Sewer or Septic in the Area (Sewer: Nocona Hills Water Department - 940-825-3489) (Septic: Reed Septic & Backhoe: 940-825-3528) Taxes per Year: $103 HOA Fees per Year: $350 Annual / $ Transfer GPS Coordinates (center) at the road: 33.845072, -97.652518 --- Northwest Corner: 33.845118, -97.652865 --- Northeast Corner: 33.845341, -97.652501 --- Southwest Corner: 33.844834, -97.652534 --- Southeast Corner: 33.845052, -97.652192 Elevation: 909 BUILDING INFORMATION Zoning: TX-Montague-Nocona-Hills-Residential Time Limit to Build: No time limit to build Site Built Homes Allowed: Allowed 1000 min sqft Modular Homes Allowed: Not Allowed Manufactured Homes Allowed: Not Allowed Mobile Homes Allowed: Not Allowed Tiny Homes Friendly: Not Allowed ALLOWABLE USES Full-Time RV Living Allowed: Not Allowed RV on the Property While I build: Allowed Camping in a RV Allowed: Not Allowed

Country living at its finest with this oversized 3 bed 2 bath home built to last on almost 22 acres of land with a pond. The property is located in the quiet and beautiful Bonita area between Nocona and Saint Jo. With an open layout for the living, dining, and kitchen area, every room in the house is extra-large including the laundry and walk in closet. It boats spectacular views to the south overlooking a large bottomland owned by a much larger neighboring ranch. There are several outbuildings including an insulated workshop, insulated and functional equipment shop, boat storage building, large chicken coop, loafing shed, and RV carport. The mature trees have been groomed over the years to provide a more open understory. The property is fully fenced, ag exempt, and currently grazed by cattle with a small set of pens and working chute. Its location is great for wildlife with plenty of deer and pigs that frequent the property. With no pipelines or transmission lines, this clean property is encumbrance free. Don't miss your opportunity to escape the traffic and settle down in the tranquil environment of this turnkey property that is waiting for you to bring your equipment and animals. There is a neighboring 11-acre tract that is also listed and available if you are looking for more land.

Description: Experience wide open Texas living on this exceptional 55.652 acre property featuring a beautifully crafted 3 bedroom, 2 bath home with 2,036 sq ft of inviting living space. The interior offers soaring ceilings with cedar beam accents, a warm gas fireplace, and an open concept layout with a split bedroom design for added privacy. The kitchen and dining area continue the cedar beam detail and include alderwood cabinetry, a gas cooktop, and stainless-steel appliances—ideal for both everyday living and entertaining. The spacious primary suite features high ceilings and an ensuite bath with a stylish vanity and large walk-in shower. A wraparound porch provides the perfect place to start your day with fresh country air, and an equally relaxing setting to unwind in the evenings. Additional improvements include a bunkhouse with a kitchen and an attached shop, offering excellent space for guests, hobbies, storage, or projects. The acreage features native grasses and ample open land suitable for livestock, recreation, or outdoor activities. This property offers a rare opportunity to enjoy privacy, room to roam, and the comfort of a thoughtfully designed home. At Sue Swint Realty, we're more than just a real estate agency - we're family. Proudly family-owned and operated in the heart of Bowie, Texas since 1976, our deep roots in the community help us understand the unique needs of buyers and sellers in Montague County and the surrounding area. Whether you're looking for farm, ranch, recreational property, charming family home, or commercial property, we bring a personal touch to every transaction, ensuring our clients feel like part of the family too. At Sue Swint Realty, we believe in honest work, community relationships, and helping you find not just a place, but a destination to establish your roots Come experience the difference that a family-owned business can make! We are located at 703 E. Wise in Bowie, TX, 76230 Contact us today to get started! SUE SWINT REALTY - 940.872.5424

Owner Financing Available - This 0.47 acre lot is located in Nocona, Texas and the address is 376 Apache Trail, Nocona, TX 76255. Nocona is a city located in Montague County, Texas, United States. Nocona Hills is a residential community located in the southwestern part of Nocona. Nocona Hills is a gated community located just outside of Nocona, and is known for its natural beauty and recreational opportunities. The community is situated on the shores of Lake Nocona, a popular destination for boating, fishing, and swimming. Features: Nearly half acre, Close to Lake Nocona and Leisure Lake Only $1100 Down and $225/month for 55 months = $13475 or Discounted Cash Price: $10997 PROPERTY DETAILS APN: R000018393 Address: 376 Apache Trail, Nocona, TX 76255 County: Montague State: Texas Size: 0.47 Acre Dimensions: 235' x 145' x 63' x 146' Legal: LOT 376, NOCONA HILLS - INVENTORY Terrain: Flat Access: Paved Road Power: Power in the Area (Power Company: Power Pentex Company: 940-759-2211) Water: Water in the Area (Nocona Hills Water Department: 940-825-3489) (Well: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) (Water Haul: Affordable Water Well Service And Drilling: Phone number (817) 220-5545) Sewer: Sewer or Septic in the Area (Sewer: Nocona Hills Water Department - 940-825-3489) (Septic: Reed Septic & Backhoe: 940-825-3528) Taxes per Year: $103 HOA Fees per Year: $350 Annual / $ Transfer GPS Coordinates (center) at the road: 33.843385, -97.653849 --- Northwest Corner: 33.843691, -97.653880 --- Northeast Corner: 33.843564, -97.653736 --- Southwest Corner: 33.843392, -97.654189 --- Southeast Corner: 33.843208, -97.653516 Elevation: 880 BUILDING INFORMATION Zoning: TX-Montague-Nocona-Hills-Residential Time Limit to Build: No time limit to build Site Built Homes Allowed: Allowed 1000 min sqft Modular Homes Allowed: Not Allowed Manufactured Homes Allowed: Not Allowed Mobile Homes Allowed: Not Allowed Tiny Homes Friendly: Not Allowed ALLOWABLE USES Full-Time RV Living Allowed: Not Allowed RV on the Property While I build: Allowed Camping in a RV Allowed: Not Allowed

Description: 114 acres of Peace and Tranquility- Is the start for the perfect country home only minutes from Bowie, Amon Carter Lake and US Hwy 287. It sits atop a scenic hill with an impressive view that includes a tree shaded deck overlooking its own private valley. From this vantage point you can see the cattle graze or the deer frolic in the pasture. The home has 3-2-3 home with a large open floor plan, WBFP and has large front windows overlooking the woods atop this hilltop paradise. Additionally, it has a barn with corals, stock pond, electric gate and a RV Shed. Nowhere else in North Texas can you be this close to all the essentials and still be in its own quiet space. At Sue Swint Realty, we're more than just a real estate agency - we're family. Proudly family-owned and operated in the heart of Bowie, Texas since 1976, our deep roots in the community help us understand the unique needs of buyers and sellers in Montague County and the surrounding area. Whether you're looking for farm, ranch, recreational property, charming family home, or commercial property, we bring a personal touch to every transaction, ensuring our clients feel like part of the family too. At Sue Swint Realty, we believe in honest work, community relationships, and helping you find not just a place, but a destination to establish your roots Come experience the difference that a family-owned business can make! We are located at 703 E. Wise in Bowie, TX, 76230 Contact us today to get started! SUE SWINT REALTY - 940.872.5424

Extra Space with Country Grace - This 6-2-2 Barndominium Home sits on 9+ acres on FM 1806 West of Stoneburg TX. It features a open floor plan, fireplace, fully endowed kitchen, large laundry-pantry room, covered front and back porch, detached two car garage, Outside has swimming pool, storm shelter, barn-tack room with a pen, small sheds,a pond and good grazing. All this in the Goldburg school district Sue Swint Realty, trusted since 1976, offers a wide range of services to our respected clients; from the buying and selling of land to free market evaluations for property. You can trust in Bowie's most successful Real Estate office to close quickly and help you determine what options are best for you. In addition to homes, we also purchase land, cattle, equipment, and antiques. We put your needs first. With our extensive knowledge of the Bowie area, customer-first philosophy, and attention to detail, expect your relationship with us to be both respectful and positive. These values have been held closely by Sue Swint Realty for nearly thirty years, continuing unchanged even through Sue's 2010 retirement and the office's growth. Today, Josh Swint has succeeded his mother and the spirit of service that Sue stood for remains as alive today as when the doors first opened. Come in today and see for yourself why Sue Swint Realty is the most trusted name in Bowie real estate. We are located at 703 E. Wise in Bowie, TX, 76230 Contact us today to get started! SUE SWINT REALTY - 940.872.5424

This ranch-style home on 20 acres in Sunset, Texas offers the privacy, open space, and relaxed North Texas country lifestyle buyers are searching for. With approximately 3,400+ square feet, this single-story home features 3 bedrooms, 3 bathrooms, and a flexible layout with space for a home office, second living area, or hobby room. The exterior showcases timeless Texas appeal with Hardie siding, stone accents, and a composition roof. Inside, the home blends warmth and functionality with custom cabinetry, granite countertops, sealed concrete floors, and beautiful wood trim work throughout. Designed for everyday comfort, the floor plan offers spacious living areas and a practical flow for both daily living and entertaining. Outdoor living is a standout feature, with approximately 753 square feet of covered porch space plus additional patio areas ideal for morning coffee, hosting guests, or enjoying wide-open sunset views across the property. The attached garage offers approximately 1,615 square feet with room for up to 6 vehicles, making it perfect for cars, trucks, equipment, storage, or workshop space. The 20-acre property is currently Ag Exempt, offering potential tax advantages while providing ample space for horses, livestock, recreation, or future improvements. Backing directly to LBJ Grasslands, the property enjoys an expanded sense of privacy and uninterrupted natural surroundings—creating a setting that lives more like 50 acres. Utilities include private well, private septic, and propane, all well suited for rural living. Conveniently located just 20 minutes from Decatur and approximately 1 hour from DFW International Airport, this property offers the perfect balance of peaceful country living with accessibility to nearby amenities, shopping, dining, and major regional highways.

Welcome to an extraordinary 377+ acre legacy ranch nestled in the rolling hills of Montague County, where rugged North Texas beauty meets refined, turnkey ranch living. With more than 200 feet of elevation change, this remarkable property showcases sweeping panoramic views, mature hardwood timber, native grasses, and open pastureland -- creating a diverse and visually stunning landscape ideal for recreation, wildlife management, and long-term enjoyment. Designed with the outdoorsman in mind, the ranch is a fully equipped recreational and hunting retreat offering exceptional year-round experiences. Established skeet and rifle ranges provide private shooting amenities rarely found on properties of this caliber, while the diverse terrain and abundant surface water create an outstanding habitat for whitetail deer, turkey, hogs, dove, waterfowl, and other native wildlife. The improvements across the ranch are equally impressive. Four residences totaling more than 7,000 square feet of living space provide ample room for entertaining family, friends, or corporate guests. The well-appointed main residence blends rustic charm with modern convenience, featuring a six-burner gas range, dual dishwashers, tankless water heaters, wireless televisions, and expansive covered porches perfectly positioned to capture the ranch's breathtaking scenery. A wood-burning stove and Cowboy Cauldron firepit create warm gathering spaces ideal for unforgettable Texas evenings under the stars. Additional accommodations include a recently renovated casita and a beautifully maintained log cabin with a new roof, offering comfortable guest lodging or ranch staff quarters. A 3,600-square-foot metal barn provides substantial storage for equipment, ATVs, hunting gear, and day-to-day ranch operations. Water resources are plentiful with two wells and five substantial ponds supporting both livestock and wildlife throughout the property. Thoughtfully planned infrastructure includes a 20KW Generac backup generator, whole-house reverse osmosis filtration system, Nextlink internet service with Starlink backup capability, and numerous security enhancements including a Class 5 above-ground tornado shelter, dedicated gun room, and secure safe. Rarely does a ranch of this scale and quality come to market -- a fully improved recreational property offering privacy, comfort, functionality, and exceptional natural beauty, all within convenient reach of the DFW Metroplex.

Life at the Alamo- This 2-2 home sits on 20 plus acres on Alamo Rd just south of Montague. It features great soil, Two large barns and an incredible set of cattle pens. All this barely one mile out of Montague. It also includes a small pond, some oak trees, water well and Possible owner financing. Make this home yours with your own style and love. At Sue Swint Realty, we're more than just a real estate agency - we're family. Proudly family-owned and operated in the heart of Bowie, Texas since 1976, our deep roots in the community help us understand the unique needs of buyers and sellers in Montague County and the surrounding area. Whether you're looking for farm, ranch, recreational property, charming family home, or commercial property, we bring a personal touch to every transaction, ensuring our clients feel like part of the family too. At Sue Swint Realty, we believe in honest work, community relationships, and helping you find not just a place, but a destination to establish your roots Come experience the difference that a family-owned business can make! We are located at 703 E. Wise in Bowie, TX, 76230 Contact us today to get started! SUE SWINT REALTY - 940.872.5424

1300 Rodgers Road 49.54 Acres in Sunset, Texas This 49.54-acre tract just outside of Sunset offers a clean, functional setup ideal for recreation, running cattle, growing organic produce, or just enjoying manageable North Texas land. Thoughtfully improved and ready to use, this property is built for immediate productivity with long-term potential. Land Details: The acreage is cross-fenced for rotational grazing, allowing for efficient livestock management and maximum grass utilization. The land presents a strong balance of open pasture and mature timber, making it both practical and visually appealing. Large, well-maintained post oaks are scattered throughout, providing dependable shade for livestock and contributing to the classic North Texas landscape. An approximate 6-acre section of thicker hardwoods offers excellent wildlife cover and recreational appeal without limiting overall usability. The layout supports both agricultural use and future homesite options. Improvements: The property includes a modest one-bedroom, one-bath homestead-style cabin. The cabin provides a functional place to stay while working the land or planning future improvements. With a solid water well and electricity hooked up, the improvement potential is unlimited. In addition, a 50-foot shipping container has been thoughtfully outfitted for processing garden vegetables and wild game. This setup includes a commercial-grade propane stove, a walk-in cooler room, floor-to-ceiling shelving, and a stainless steel sink. A large (50X25') greenhouse is also ready for starting plants or a small nursery operation. This is a turnkey workspace for homesteading or hunting operations. Utilities: Utilities are in place to support the existing improvements, offering a strong foundation for future development. With electricity and water established, a new owner can step in and begin using the property immediately while still having the flexibility to expand or upgrade. Water Features: The property is well-equipped to support both livestock and wildlife. Two established cattle ponds provide reliable surface water, while a piped water system services each pasture, ensuring consistent and convenient access across the tract. Combined with natural shade from mature timber and quality grazing conditions, the water infrastructure enhances both the efficiency and sustainability of the operation. Access is provided via Rodgers Road, offering a quiet rural setting with convenient proximity to surrounding areas. An oil and gas location is situated along the northeast boundary, with access from the backside to minimize interference with day-to-day use. Location & Distances: - Decatur: ~15 minutes - Fort Worth: ~1 hour - DFW International Airport: ~1 hour - Wichita Falls: ~1 hour 15 minutes If you are looking for a turnkey cattle property, a recreational escape, or a long-term investment, this tract delivers a straightforward, well-rounded opportunity in a desirable North Texas location. DETAILS - One Bedroom One Bath Cabin - Shipping container with a commercial kitchen setup - 50X25 greenhouse - Cross-fenced into multiple pastures - Post oaks and two ponds - Whitetail, feral pigs and small game The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker, its Agents, or the Seller. Access to property, access to utilities, or any measurements including but not limited to, acreage, square footage, frontage, and mapping boundary lines shared herein has not been independently verified and is for purposes of marketing only. If exact measurements, access to property, or access to utilities is a concern, the property should be independently measured or investigated by the prospective buyer.

This beautiful country property is located near the very popular Forestburg community in the southeastern corner of Montague County. Convenient to access, yet remote, quiet, and very private. The 180.7-acre ranch property has no existing structures and is ready to build your dream home or a weekend getaway! The land is the perfect mix of large trees (mostly oak) and open native grasses, providing opportunities for hunting, cattle grazing, horseback riding, family recreation, or just relaxing under the stars. PROPERTY DETAILS: -This property is located approximately 63 miles from Fort Worth, 36 miles NW of Denton, 23 miles north of Decatur, and is just 6 miles outside of Forestburg. - Over 700 ft of county road frontage (Merritt Rd) with electric service available along the road. -A wet-weather creek transverses the ranch through a thickly wooded area having some rugged ravines, providing great cover and habitat for the whitetail deer, turkey, and wild hogs that inhabit this land. -There are elevation changes of 80 feet throughout the ranch, with most of the open grassy acreage at the higher elevation levels, providing some scenic views of the countryside and great potential building sites. -There is one stock tank located near the Merritt Road frontage and other sites that are conducive to building additional ponds. -There are several registered water wells in the immediate area with reported depths ranging from 260ft -530ft. with flows of 10-15 gallons per minute. -The property is current ag-exempt with low property taxes. -There is one oil/gas well site on this property, located at the rear of the property and accessed from the neighboring eastern property. The Sellers’ mineral interest will not convey. -Existing Hunting blinds and feeders are excluded from the sale. -Boundaries as outlined on provided maps are approximate and based upon a recent survey that will be provided to the new owners. -All potential buyers are required to provide a letter of financial qualification prior to scheduling a showing. NOTE: Buyer to confirm all information contained herein. The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker or Seller. The Broker (MacDougall Ranch Properties) does not assume liability for typographical errors, or misprints. The buyer’s agent must be identified on first contact with Broker and must accompany the buyer on showings to receive full fee participation. Otherwise, the fee participation will be at the sole discretion of MacDougall Ranch Properties.