Dixon Creek Ranch | Tract 2

Decatur, Cooke County, Texas

$314,500

37.0 Arces

The 37.035 +/- acre Dixon Creek Ranch is located in southern Cooke County west of the Leo community, just 0.75 miles north of the Wise County line and less than 2 miles northwest of the Denton County line. It is a heavily wooded property, with a beautiful creek on its south border. County road frontage, direct access to electricity and great hunting round out this unique tract of land!

LOCATION:

The property sits along CR 334, which comes to a dead end just after passing the ranch entrance, so there is very little traffic. It is just north of the growing metroplex and near to major roads and highways. Both FM 51 (highway from Decatur to Gainesville) and FM 455 (highway from Forestburg to Sanger) are within six miles. Highway 287 and I-35 are 23 miles away. Drive times to nearest cities are as such:

- Forestburg: 20 min
- Decatur: 30 min
- Gainesville: 30 min
- Denton: 40 min
- Fort Worth: 1 hr
- Dallas: 1.3 hr

The property will have a Decatur mailing address and is in the Slidell ISD. It located in the hills south of Rosston, surrounded by miles of pasture land and woods. Very quiet and very private.

LAND TERRAIN & FEATURES:

The land has approximately 80 ft of topography change from top to bottom (county road to creek). The top portion where you enter from the county road is mostly cleared pasture, with a nice pond. Some trees are around this pond, shielding it from the county road and providing a nice cabin building site that is close to the electric line running down the road. You would have a nice view across the pond from here.

Along the west side of the top portion of the ranch is a large grass plateau that provides views for miles in all directions. This would also make for a good potential home site if electricity was ran back to it.

The newly constructed ranch road takes you from this area into the wooded bottom, and provides you easy access through all the woods and down to Dixon Creek. The trees here are amazing! 50-60 ft. tall post oak, white oak and elm create a canopy across the whole bottom that is as enjoyable to hike as it is to drive through. Along the ridge line on top are 100 yr old live oaks that add to the diversity.

Approximately five acres in the northwest side was dug out for gravel at one time. The current owner did extensive bulldozer work to smooth out any piles left, so that vegetation can come back. The land doesnt have any active gravel leases anymore, and the buyer will receive full rights to control or prevent gravel production in the future.

SURFACE WATER:

Dixon Creek makes up the whole south border (over 1,200 ft.) and is a site to behold when it is running. On normal years, you can expect crystal clear water to flow over its limestone rocks during spring, early summer and fall after rains are received. Natural artesian springs pop up in multiple places on this property too, which flow water down to the creek and help keep it full. Even in hot, dry July and August in 2020, when temperatures reached 100 degrees F, the creek bed still held pockets of water. The springs still ran too, but instead of flowing above ground they soon dipped under the ground, due to the lower water table.

Dixon Creek fills a 28 surface acre Soil Conservation Lake just 0.2 miles past the propertys border. This lake has lots of black bass and perch, which swim upstream to this property. The water is so clear you will see them swimming all through the stream (see Video Tour). Deep pockets in the creek bed allow for fun fishing and a great place to take a dip!

In addition to Dixon Creek, the ranch has a pond on its north end. This pond could be stocked with fish as well, to make a fishing tank there as well.

HUNTING:

Across the creek from this acreage is a 1,900 conservation ranch, which doesnt allow any hunting. On our corn feeder, we have seen some nice bucks, strong numbers of does and plenty wild hogs. The ranch is set up to allow both rifle and bow hunting.

OIL & GAS:

There is not any oil & gas production on the property. Seller to reserve any owned mineral rights at closing.

PROPERTY TAXES:

The land has a current ag tax exemption, so the taxes are minimal, estimated to be around $300 annually.

LIST PRICE:

This ranch is priced at $8,500/acre, or $314,500 total

CONTACT:

For more information or to see this ranch in person, contact agent/owner Beau Byars at cell phone (940) 224-3183.

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Utilities

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No water

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No sewage

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No telephone line

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No gas

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No electric


Lot Details

  • Icons/close No Mobile Home Data Provided
  • Icons/close Property is not on a Cul de Sac
  • Icons/close Property is not a Corner Lot
  • Icons/close Property is not Subdividable

Internet Speed for Decatur, Texas

Provider Type Max Up Max Down
Vyve Broadband Investments, LLC Cable Modem-DOCSIS 3.1 15 Mbps 1000 Mbps
TMN, Inc Terrestrial Fixed Wireless 105 Mbps 105 Mbps
ViaSat, Inc. Satellite 3 Mbps 100 Mbps
AMG Technology Investment Group Terrestrial Fixed Wireless 10 Mbps 50 Mbps
HNS License Sub, LLC Satellite 3 Mbps 25 Mbps
CenturyLink, Inc. VDSL 1 Mbps 10 Mbps
VSAT Systems, LLC Satellite 1.3 Mbps 2 Mbps
BelWave Communications, Inc. Terrestrial Fixed Wireless 0 Mbps 0 Mbps
GCI Communication Corp. Satellite 0 Mbps 0 Mbps
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This Decatur Economy

Description Decatur
Unemployment Rate 3.7%
Recent Job Growth 2.6%
Future Job Growth 40.0%
Sales Tax 6.8%
Income Tax 0.0%
Income Per Capita $24,731
Household Income $46,813
Family Median Income $53,083
Agriculture, forestry, fishing, hunting 0.7%
Mining, quarrying, oil and gas extraction 9.1%
Construction 3.6%
Manufacturing 7.3%
Wholesale Trade 0.0%
Retail Trade 12.9%
Transportation and warehousing 3.1%
Utilities 0.0%
Information 5.0%
Finance and insurance 2.1%
Real estate, rental, and leasing 1.1%
Professional, scientific and technical services 4.4%
Management of companies 0.0%
Administrative, support, and waste management services 0.9%
Educational services 15.4%
Health care and social assistance 15.6%
Arts, entertainment, and recreation 1.0%
Accommodation and food services 6.0%
Other services 4.7%
Public administration 7.3%
Approximate Location
This land's acreage of 37.0 is equal to:
28
Football Fields
This land's price of $315K is equal to:
0.23
Avg. priced homes in San Francisco
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USDA Hardiness Zone 8a.

USDA Plant Hardiness Zones are the standard by which gardeners and growers can determine which plants are most likely to thrive at a location.

USDA Hardiness Zone 8 is one of the warmest plant hardiness zones. It is fortunate enough to have mild winters and long hot summers. It extends up the west coast, covering a large portion of the United States. It's a great place for growing watermelon for picnics and get togethers in the summer months and to grow prize winning pumpkins in time for Halloween.

The coldest days in winter:
Temperatures from 10 to 15°C

This zone is good for growing:
pecan, chestnut, watermelon, pumpkin, and Apples, Pears, Plums
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