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#6375256 - 07/19/16 08:31 PM 40.11 Acres Prime Hunting Land under $2,450 an acre
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
40.11 Acre Beaver Bottoms Ranch priced for quick sale at under $2,450 an acre.

Located 12 miles east of Centerville, Texas in Leon County, and three miles south of Hwy. 7. Coming off Hwy. 7 the terrain drops about 300 feet into a heavily forested hardwood bottom. Pine Creek runs through the property, joining Beaver Dam Creek just south of the property, and that runs into the Trinity River 3.5 miles away. The Beaver Dam Marsh is 1/2 mile away and it's the site of prehistoric Caddo Indian artifacts that show this being an important hunting area for the tribe.

Iím in the wildlife habitat restoration business and had bought the property from a guy here in Cypress where I live. He had acquired it in a business deal but never hunted it. I havenít hunted it either. My plans were to set it up for the grandkids but meanwhile my son and I went in together to buy a property that borders land he owns about 3 miles to the south. So that became a game changer as there is lots of work to do there and I donít have the time, or need to keep this one.

The property is prime habitat for deer, squirrel, and hogs, located 1/2 mile from the Langley Ranch and 3 miles from the Smith Ranch, both nationally known for their high quality hog hunts. Rick Knipe, Regional Biologist for Texas Parks and Wildlife (903-536-7122) can tell you that the Trinity River bottoms hosts not only large numbers of deer, but plenty of massive bucks that are very smart and hard to fool. Don't expect to get a shot at one like this Monster that was taken down stream from the property, but know that they exist.

Starting with an overgrown jungle, I removed most of the non-food trees (sweetgum, ash, etc.) as well as some of the oaks that were badly leaning or too close to each other. That left a variety of oaks and pecans that will be producing more heavily now. Lots of various size thickets where saved for deer resting areas and the tree tops were piled which provide deer bedding along side them. Eventually the tree tops will decompose and add nutrients to the soil.

The creek area was all ash trees which has been cleared making for great food plot areas. It would be an easy project to add a low levee at the south end of the creek to hold water for duck hunting.

I have the property in a Forestry Management exemption with the county, so total annual taxes are only $51.46. Itís also registered with the state which gives you a sales tax exemption on many things you might buy thatís related to forestry. The management plan and sales tax exception will be transferred to the new owner. The existing ranch name can be retained or changed.

The firm price is $98k with me picking up all the closing costs. You will find this to be the cheapest land currently being offered in Leon County. (I've dithered long enough wanting to keep this land as an investment, but I really need to spend my time working on the new property and I need to roll some funds into the project).

The transfer can be done at Guarantee Title in Centerville without having to pay realtor fees, unless you want to pay for that. The survey is still good with the property lines going out to the center of the private roads which border three sides of the property. The northern border is well marked with PVC pipes.

Don't hesitate to send me an email, or call me with any questions. For serious buyers I will be glad to give you a tour of the property.

Ralph Robbins
713-249-8892

Email: AvianQuest@USA.com

Website: www.AvianQuest.Com


Directions: From Centerville, drive 12 miles east on Hwy and turn right on 149. Turn left at the Tee and then take the right fork. Continue on 149 until you can make a right turn on 148. Continue on 148 and after the last house on the right and the crawfish ponds, 148 becomes a private road. Continue until you come to a gate and then turn right and drive 1/3rd mile and on your right you will see a 2" diameter white PVC marking the north property line. There is another marker on the west side road and a line of PVC pipe markers all the way across the north side.



40.11 Area Map...



Property...



Plot Map...



Private road on east side of property. One of the neighboring landowners has a dozer and tractor on site and each summer he spends some time dressing up the roads...



Edited by AvianQuest (07/31/16 10:57 PM)

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#6375259 - 07/19/16 08:33 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
An access road into the property runs south to north. Posts have been installed ready for a standard 16 foot gate if you want...











Woods



Pine Creek when dry...



Pine Creek after a good rain...




About Leon County...

Leon County is located halfway between the big population centers of Houston and Dallas/Ft. Worth. Land prices rise steadily as you go north or south of Leon County.

Although land values are on the rise in Leon County, it offers some of the best land deals in East Texas, be it ranch land, residential, or hunting property, or as a great investment.


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#6376584 - 07/20/16 07:48 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
fishon1017 Offline
Bird Dog

Registered: 09/11/05
Posts: 362
Looks like a place that has been forested. Still lots of cover from surrounding properties but that might not last long. The price is too high for me for that area but you will sell it. thanks for posting.

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#6379378 - 07/22/16 10:00 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
The last two land sales have gone for $3,000 an acre with current nearby offerings running from $2,950 to $7,117 an acre...

http://circle-t-realty.com/property-view.php?listingID=2294

http://schwabrealty.com/view.php?rel_id=946

If you will look at the photos (taken last Saturday) the place is covered in trees. What is missing is the jungle that had over grown the property. The trees are now able to triple their crop of acorns and pecans for wildlife.

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#6381225 - 07/24/16 07:09 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
woodduckhunter Offline
Woodsman

Registered: 04/25/11
Posts: 212
how close is the nearest electricity?

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#6381797 - 07/25/16 09:58 AM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: woodduckhunter]
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
Originally Posted By: woodduckhunter


how close is the nearest electricity?


Electricity ends at the crawfish farm where CR-148 turns into a private road and then following the west side private road to the northwest corner of the property, it's 1.37 miles

If you want to camp out on the property, a generator would be an alternative.


Edited by AvianQuest (07/25/16 09:58 AM)

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#6382305 - 07/25/16 04:39 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
Eland Slayer Offline
Extreme Tracker

Registered: 06/03/08
Posts: 4664
Loc: Conroe, TX
That is a great deal for a recreational property on Beaver Creek. I sold a 144 acre tract last year (raw land in the flood plain), very close to yours, for $3,250 per acre. This will sell quick.
_________________________
Wade Abadie - Texas Agent & Land Specialist
www.whitetailproperties.com


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#6387073 - 07/29/16 11:10 AM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: Eland Slayer]
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
Originally Posted By: Eland Slayer
That is a great deal for a recreational property on Beaver Creek. I sold a 144 acre tract last year (raw land in the flood plain), very close to yours, for $3,250 per acre. This will sell quick.



Thanks for the input Eland!

I wonder if you have heard any conversation about the proposed high speed rail project that is to pass through Leon County with trains speeding by at 220 MPH?

The route is going to be west of I-45 which won't have any impact on the land I own since I'm on the east side of I-45. But I was overhearing a lunch conversation by a lawyer who is opposed to the project and he was saying there will be a lot of landowners on the west side either selling out to the train people or selling and moving to the east side of the county which will result in higher demand and thus higher property prices to the east of I-45. He said there's also some serious money that going to be invested in land on the east side for this reason.

The losers are going to be landowners who don't have the trains going through their property, but rather they will have to put up with the noise which apparently is considerable and they won't get a dime out of it plus their land values will plummet.


Edited by AvianQuest (07/29/16 02:59 PM)

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#6387898 - 07/29/16 09:42 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
woodduckhunter Offline
Woodsman

Registered: 04/25/11
Posts: 212
from my understanding, the fast train is still very much so in the planning process. where the stop in the middle of Houston to dallas is will be the key.


Edited by woodduckhunter (07/29/16 09:45 PM)

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#6388205 - 07/30/16 11:10 AM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
Pig_Popper Online   content
Tracker

Registered: 08/16/15
Posts: 575
Loc: Fort Worth
It appears that the access road must cross the creek, how does that work when the creek is up?

Given the amount of work you've put into it I'd say your price is fair but let me ask, if you sell to a city slicker like me who doesn't lift a finger to maintain it, how long until the jungle takes back over?
_________________________
I smell Bacon

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#6388925 - 07/30/16 11:30 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
daulongranch Offline
Tracker

Registered: 08/21/07
Posts: 913
Loc: Rowlett(Live)-Concho County(Ra...
What mineral rights come with the property? I know they have done some gas drilling around that area. My dad used to have a place north of Hwy.7.

Thanks. I know the area has deer. I watched 7 cross a powerline clearing one cold, damp morning. They were moving on and I never got a shot.
_________________________
daulongranch - Live in Rowlett - Ranch in Concho County

"The strongest reason for the people to retain the right to keep and bear arms is, as a last resort, to protect themselves against tyranny in government."-- Thomas Jefferson

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#6391036 - 08/01/16 08:44 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: Pig_Popper]
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
Originally Posted By: Pig_Popper
It appears that the access road must cross the creek, how does that work when the creek is up?


The roads across the creek are elevated with culverts under them. You don't have to cross the creek to get to the property as about 3/4th of it is on the west side of the creek and easily accessed by the west and south roads and the access road that runs south to north into the property.

Quote:
Given the amount of work you've put into it I'd say your price is fair but let me ask, if you sell to a city slicker like me who doesn't lift a finger to maintain it, how long until the jungle takes back over?


Opening up the canape will allow lots of sapling oaks to start growing, but I wouldn't worry about it going into jungle anytime soon.

If you want to keep the Forestry tax exemption there are things (easy) you should do like spraying invasive trees like Chinese tallow and honey locust. Basically you become a tree farmer and every 20 years or so you need to get a local logger to come in and remove the non-food bearing trees and any oaks that are leaning or need thinned. The logger pays you a set price by the ton and he does all the work. In 20 years that could bring in $10,000 to $20,000.

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#6391044 - 08/01/16 08:50 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: daulongranch]
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
Originally Posted By: daulongranch


What mineral rights come with the property?


None, I don't own them. Investors and companies started buying up mineral rights in Leon County decades ago. It's rare to see anyone selling land around her who has the mineral rights to it, and if they do it's hard to put a value on it if nothing has been drilled.

Take it for what it's worth, but talking to some of the local oil guys they say the cost of doing seismic work in heavy forested land wouldn't happen unless oil comes up to over $100 a barrel.


Edited by AvianQuest (08/01/16 09:03 PM)

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#6392275 - 08/02/16 06:09 PM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
CivilianTactical Offline
Woodsman

Registered: 01/05/10
Posts: 126
Sent you a PM.
_________________________
"Beware of the man with only one gun, he probably knows how to use it"
www.civiliantacticalonline.com

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#6393161 - 08/03/16 11:51 AM Re: 40.11 Acres Prime Hunting Land under $2,450 an acre [Re: AvianQuest]
AvianQuest Offline
Light Foot

Registered: 11/15/14
Posts: 46
Loc: Cypress, Texas
What a difference two weeks makes.

Note the above photo of Pine Creek after it dried out, and then the photo below taken yesterday showing lush new growth of coffee bean and smartweed which the ducks will go after if it floods up this winter along with lots of forbs for the deer to eat...



Edited by AvianQuest (08/03/16 02:59 PM)

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