County Road 280 , Garrison, TX 75946(Nacogdoches County)

This land is unique in todays market, combining recreational opportunities, older native timber and a diverse ecology. This land has a mix of uplands and bottomlands with outstanding native forests, and has an 11-acre field. The timber assets present an immediate cash flow opportunity and future timber growth prospects. For hunters and nature lovers interested in native bottomland hardwoods, this is an outstanding hunting and recreational property with a combination of forest and field and excellent county road access. This land offers great opportunities for hunting, enjoyment of open woodlands, observing wildlife, and the enjoyment of an uncommonly mature native upland pine and bottomland hardwood forest. Over much of the property, the understory is semi- to fully open and is easy to traverse on foot. There are potential upland building locations in the uplands on ridges and high plateau areas that would appear to be suitable for building. This property is located a twenty-minute drive from supplies, shopping and health care in Nacogdoches.

The native forests on this property have a wide assortment of species including loblolly pine, white oak, beech, ash, shortleaf pine, water oak, black oak, sweetgum, southern red oak, American elm, Florida maple, American holly, cherrybark red oak, swamp chestnut oak, southern red oak, black cherry, mulberry and hornbeam. In addition to these, cedar elm, overcup oak, shagbark and pignut hickory, bitter pecan, river birch, black walnut, pawpaw and blackgum are several of the species found in the bottomland areas.

In addition to the older forests, the bottomlands north and west of the open field are young hardwoods that have naturally reforested about six acres of field. North of Naconiche Creek along Wanders Creek is another five acres of old field that is now populated with young, vigorously growing hardwoods. These young areas have sweetgum, water oak, willow oak, cherrybark oak, bitter pecan and ash as the primary species, with a small number of loblolly pines.

The timber asset is a combination of mature native upland pine and bottomland hardwood timber. An available timber inventory report was completed in October 2022. The merchantable timber value data based on the 71-acre area south and west of Naconiche Creek, to include the uplands, is estimated at around $1325 per acre on 58 merchantable forested acres. There are impressive stands of very tall, high-grade native pines on about 32 acres of the well-drained southwestern uplands. The roughly 85 acres north of Naconiche Creek is primarily made up of bottomland hardwood forest, with the timber inventory report indicating about $800 per acre in 2022 timber value. About 1.5 acres of an unthinned loblolly pine plantation is slated to be included in this parcel along the northern boundary line.

This Property has two major perennial streams, Naconiche and Wanders Creeks, with smaller Bohannon Branch in the northwestern portion. Approximately 124 acres are in the bottomland Marietta loam and Iulus fine sandy loam soils, which are some of the highest-producing soils in the southern U.S. for both pine and hardwood trees.

The balance of the Property has the upland Sacul, Cuthbert and Eastwood fine sandy loams, being good, well-drained upland soils for growing both hardwood and pine. The southwestern uplands have interesting topography, with a wet-weather stream channel running parallel to the county road through the area.

The approximately 11-acre open field has a roughly 5-acre hay pasture. This open ground could continue to be utilized, or could be readily converted into food plots and/or planted with pine or hardwood trees.

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. This parcel is being divided out of a larger parcel, and is slated for boundary surveying. The 156-acre area is estimated only, based on Appraisal District information using GIS and aerial photo interpretation, deed call information and ground checks of a few assumed corner and line markers. It lies west of Wanders Creek and north of County Road 280, with road frontage on CR 280 beginning on west side of the Naconiche Creek Bridge.

This property of approximately 156 acres is offered at $3,708 per acre or $578,380.

The Sellers are retaining all owned oil & gas minerals. There may be additional prior reservations of oil & gas minerals and associated surface access rights.

No seller financing is available.

This property is currently under Ag/Timber Valuation on the taxes. Land taxes using the Nacogdoches Appraisal District 2023 Tax records are estimated at $459.71 on 156 acres with timber/ag exemptions, and are estimated at $9,491.48 without timber/ag exemptions on 156 acres. Buyers should be aware of roll-back provisions if land use is changed or the new owner fails to apply and/or qualify for ag/timber exemption.

These estimates are based on a per-acre rough calculation, as the 156-acre property is being divided out of a 515-acre tract that had $1519.29 in taxes with exemptions, and estimated taxes of $31,368.15 without exemptions. The current tax office mapping is incorrect, as this 156-acre parcel offered for sale does not front on FM 95 as currently shown.

Electric Power (Deep East Texas Electric Coop) is 8/10ths of a mile to the east of the Property along CR 280 at FM 95, and electric lines are present approximately 8/10ths of a mile to the west of the Property on CR 280.

No improvements, buildings, or deer blinds are included in the offering other than the existing gate.

Approximately 1,950 feet of frontage along CR 280 along its southeastern boundary.

Most 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. Community water is indicated about 8/10ths of a mile to the west on CR 280, and is shown to be Libbey Water Supply Corporation, PO Box 115, Martinsville, TX 75958 - 936-615-6168.

All of Nacogdoches County groundwater is subject to the rules of the Pineywoods Groundwater Conservation District. Information concerning water well drilling can be found at: pgcd.org

Garrison ISD School District.

The mapping shows the FEMA floodplain along the major creeks.

There are two known gas pipelines on this Property, belonging to MarkWest Pinnacle, as shown on the mapping.

There is one abandoned, shut-in gas well on the Property, as shown on the mapping.

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. A 2% co-broker fee is offered on this property. The listing agent is willing to accompany Buyers Agents as a guide if requested and given sufficient notice.

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.