FM 95 , Garrison, TX 75946(Nacogdoches County)

The timber asset is a combination of unthinned young pine plantations under 20 years in age, thinned older plantations in excess of 30 years old, and unusually old native pine and hardwood timber. The younger plantation is ready for its first thinning harvest. An independent timber inventory report completed on the 386-acre parcel in November 2019 estimated $418,000 in standing merchantable timber value, and that was two growing seasons ago, so there has been an increase in the timber volume; that report is downloadable below. The 80-acre tract has about 57 acres of excellent timber value in a combination of large, older native pines, younger pine and native hardwoods. There are very impressive stands of very tall, high-grade native pines in these well-drained uplands in the southeastern uplands.

Blessed with two major perennial streams, Naconiche and Wanders Creeks, and the smaller Bohannon Branch and Dog Creek, this property is close to evenly divided between bottomland and upland soils. The Marietta soils in the creek bottoms is one of the highest-producing soils in the southern U.S. for both pine and hardwood trees, and makes good pasture, according to the USDA NRCS soils survey. This soil has a very high site index of 100, which is a commonly-used measure of tree growth potential. The balance of the property has primarily the upland Eastwood very fine sandy loam, which is a good upland soil for growing both hardwood and pine.

This land offers great hunting, riding trails, walking open woodlands, observing wildlife, growing good pine and hardwood timber, and the enjoyment of a nice hardwood forest. Over much of the property, the understory is semi- to fully open and is easy to traverse on foot. Cattle have been run on this property for many years, and are still present, assisting in keeping the forest understory in good condition. The pastures could continue to be utilized for a grazing program, or could be readily converted into food plots and/or planted with pine or hardwood.

The mapping is offered as a general guide as to the location of the property, but no guarantee is made as to the exact location of these boundaries. All provided mapping is based on CAD, GIS aerial photo interpretation using deed call information, and ground checks of a few assumed corner and line markers.

This combined parcel of approximately 466.38 acres is offered at $3,551 per acre or $1,656,202.

The Sellers are retaining all oil & gas minerals. No seller financing is available.

This property is currently under Ag/Timber Valuation on the taxes. 2020 Tax records show $1,197.77 for the 386-acres, with the 80-acres being part of a 513-acre tract that had $1,250 in taxes in total.

Electric Power (Deep East Texas Electric Coop) is along the east side of the property at FM 95, and a power drop and meter is currently present at the deer camp on the 386-acre parcel.

No improvements, buildings, or deer blinds are included in the offering.

Approximately 3,400 feet frontage on FM 95, and 1,900 feet of frontage along CR 280 along its southern boundary.

The newer cross fencing in the front pasture on the 80-acre parcel is potentially subject to exclusion from this sale.

Residents in the area are on water wells and septic systems, and state website maps do not show a community water service area at this site.

Garrison ISD School District.

FEMA floodplain along the major creeks.

To arrange site visits, please contact listing agent Mark Brian at 936-590-0986, or the TerraStone office at 936-590-4909. Buyers agents are required to contact listing agent to arrange site visits and are required to accompany potential buyers at the time of the first visit. Failure to disclose as a buyers agent or lack of presence upon first site visit will result in co-broker compensation being at discretion of listing agent.

TerraStone Land Company strives to gather good information concerning listed properties from reliable sources, but cannot guarantee the accuracy of said data, including but not limited to boundary line locations, acreages, fence lines, tree ages, timber volumes, timber value, legal title, environmental hazards, condition of improvements, legal access, utility services, or site suitability for agricultural or forestry use. All maps are provided for illustrative purposes only and are not survey plats. Unless specifically stated, no formal land surveying by a licensed surveyor has been used in determining acreages. Aerial and ground photography may include neighboring properties that are not included in this offering, and such photography is intended for general use only. TLC recommends that potential buyers examine the offered property to their own satisfaction, and are strongly urged to verify all pertinent facts for themselves. TLC is not responsible for errors, omissions, offering withdrawal or price modifications.