Properties Archive - Terrastone Land Company

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26.13 Acres San Augustine County

Posted on: December 21st, 2024

This 26.13-acre property is a unique opportunity of an attractive backyard forest for recreation, a Seller financing option, and building sites with county road frontage and electric service. Sellers are offering this land at $179,000 with Owner financing at 10% down on a 15-year note at 6.5% interest. Other terms and restrictions are described below.
A secluded forest setting overlooking two beech-tree-lined creeks, with opportunities for hunting, observing wildlife, or just the enjoyment of an uncommonly open woodland understory that is easy to traverse on foot. The land has interesting topography with the mix of uplands and creek bottom. The sandy loam and fine sand soils offer excellent drainage as well as providing good fertility and a favorable site for a mixed forest of white and red oaks, magnolias, beech and pine.
Once part of a large timber company holding, the loblolly pine plantations were established in the late 1990s, while the bottomland along the creeks had some pine interplanted in the native pine and hardwood timber.
This property has approximately 13 acres in planted pine, about 12 acres of mixed pine and hardwood in the creek bottomland, and about an acre total of woods roads openings and county road. The pine plantations on the south side uplands have been thinned several years ago, while the remaining timber has not been thinned since the late 1990s. The volume and quality of the large, tall pine timber in the bottomlands is impressive, while the uplands have average-to-good pine timber volumes.
Easily accessed on county roads less than a mile and half from U.S. Hwy 96, the land is only six miles from the town of San Augustine. Both Toledo Bend and Sam Rayburn lakes are a 30-minute drive from this property.
The mapping offered in the download documents is provided as a general guide to the location and attributes of the property. The east line has evidence of t-posts, while the west side of the tract has had a path mulched out approximately along the boundary. The southernmost line appears to be along a line of yellow-painted blazed trees. The north line is called by the deed to be in the centerline of CR 405, with 353 feet of frontage. The property was surveyed in April 2022.
This property is a part of the Rayburn Ranch I property owners association, and a copy of the restrictions and other information is included in the download documents. A buyer would have an option to subdivide this property into two parcels according to the association rules.
Electrical service is present on the county road frontage. The electric powerline is along CR 403, with the provider being Deep East Texas Electric Coop, 880 Hwy 21 East, San Augustine, TX 75972, phone 936-229-4000. The New Water Supply Corporation has advised that they are not providing water service to the Rayburn Ranch properties due to being at capacity.

A water well and septic system would be needed for a residence and would be the responsibility of the buyer. Texas Commission on Environmental Quality oversees the regulation of on-site sewage facility (OSSF) and licenses installers. The TCEQ website indicates that the Angelina and Neches River Authority is the authorized agent for San Augustine County OSSF permits as well as overseeing private water wells. Contact information: 2901 N John Redditt Dr, Lufkin, TX 75904 Mike Parrish 936-633-7553.

Buyers will be responsible for utility service drops, hookups, meters and other associated costs and requirements.

Offered for sale at $179,000 and Seller Financing with 10% down, a 15 year note at 6.5%, with any timber sold to be applied to the loan.
The property is currently under Ag/Timber Valuation on the taxes, with the current amount at $106.71 with the 1-D-1 timber valuation.
A New Owner will be responsible to verify tax status, rollback provisions, and to apply for Ag/Timber Valuation at the San Augustine County Appraisal District.
There are no mineral rights available.
Property is in the San Augustine ISD School District.
FEMA floodplain maps are not available for San Augustine County.
No pipeline right-of-ways are indicated on publicly available mapping.
This property is located within a state Opportunity Zone.
The neighboring property to the east is addressed as 565 CR 405, San Augustine TX 75972.

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, otherwise compensation will be at the sole discretion of listing broker. 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, prior sale or price modifications.

25.595 ACRES, ANGELINA COUNTY, TEXAS

Posted on: October 11th, 2024

This unrestricted 25.595 acres in the Hudson school district is conveniently located to Lufkin, yet offers privacy in a beautiful undisturbed natural woodland. The nice native forest is primarily tall loblolly pine, scenic post oaks, large-crowned red and water oaks, with a mix of blackgum, sweetgum and elm. Once you get a few dozen yards off of the county road, the understory opens up very nicely, and the property is easily traversed and viewed on foot. The woods along the county road can provide an excellent privacy screen for the interior of the property, giving the land a comfortable isolated feel once you are in the woods.

The northeast quadrant has had some underbrush clearing in the past few years, with good-sized open spaces and trails. The south boundary has a firelane that can be opened with a bushhog. The apparent boundary lines are a combination of old and new fencing, t-posts, and painted blazed trees.

This property does have a merchantable native timber component present, primarily being a combination of large pine and hardwood sawtimber with smaller-diameter, younger trees intermixed. The Fuller fine sandy loam soils are well-suited for growing timber. The terrain is basically level, with slightly higher mounded areas throughout the property.

It has power, water, internet and cable and is only fifteen minutes southwest of Lufkin on all-weather roads in the Hudson Independent School District and the unincorporated Peavey Switch area. The north boundary is County Road 57 (Zed Creek Road) with about 600 feet of frontage.

All provided mapping is based on Angelina County Appraisal District and GIS aerial photo interpretation using deed call information, with ground checks of assumed corner and line markers. TerraStone signs are located roughly at the apparent northwest and northeast corners, with one sign approximately in the middle of the tract, all being on the north line along the county road. No guarantees are made or implied concerning the location of the corners, boundaries, or of the total acreage.

Further details of this offering include:

Seller is not requiring any restrictions in this sale.
There are no minerals available.
Taxes last year were $4,003. The property is not currently under Ag/Timber Valuation. A New Owner will be responsible to verify tax status, rollback provisions, and/or apply for Ag/Timber Valuation at the County Appraisal District, as the valuations are tied to the landowner, not the land. See Angelina Central Appraisal district online.
Telephone landline is indicated along the county road, shown as Consolidated Communications / Fidium. A check of their website indicates that house addresses on Zed Road have high-speed fiber internet available. Buyers should consult fidiumfiber website to confirm for themselves.
Cable TV appears to be available through Optimum.
Electric Power – powerline along the entire northern border parallel to the county road, running east and west. Service drops and connections will be the responsibility of the Buyer. The Transmission Distribution Utility in this area is Oncor. Choice of Retail Energy Provider will be responsibility of the Buyer.
The land is located within the Hudson Water Supply Corporation, 3032 Ted Trout Dr., Lufkin, TX 75904 (936) 875-2146. Buyers will be responsible for arranging and paying for individual water meters and hookup.
Septic system will need to be installed and is responsibility of the buyer. The Angelina & Neches River Authority oversees the regulation of on-site sewage facility (OSSF) and licenses installers. 2901 N John Redditt Drive, Lufkin, Texas 75904 (936)-632-7795
Water wells in Angelina County may be subject to regulations of the Pineywoods Groundwater Conservation District.
Property is in the Hudson ISD School District.
FEMA maps show no apparent floodplain.
State Railroad Commission data shows no pipelines, oil or gas wells on the property.
See downloadable maps and documents.

To arrange site visits, please contact listing agent Mark Brian at 936-590-0986, or through 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.
Brokers, agents or individuals interested in submitting offers should first contact Listing Agent for details on legal names and other administrative items concerning the Seller information needed for a contract.

Land taxes may be subject to agricultural or other valuations that may be subject to roll back taxes if the use of the land is changed or a new application for such valuation is not tendered to the appropriate appraisal district by the purchaser. Land use valuation status is tied to the landowner, not to the land. Seller nor TerraStone Land Company can guarantee qualification for any special use valuations.

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.

62.76 Acres Trawick, Nacogdoches County TX

Posted on: February 14th, 2024

Located in northern Nacogdoches County in the community of Trawick, this deed-called 62.76 acres offers a unique timber investment in a rural location about fifteen minutes from town. It is somewhat unusual to find an unthinned plantation of this age and planting density on the market; most timberland offerings have already had a first thinning harvest, thus limiting the management options for the land buyer.

Delayed timing of the first thinning is important to allow pines to develop height and to naturally prune their limbs, thus aiding in growing good pine sawtimber trees. There are no magic ages at which a loblolly pine plantation must be thinned; if tree height growth is occurring the better the opportunity for good sawtimber in the future. This plantation offers the opportunity to work towards that goal, but it certainly could be first-thinned if that is the landowners desire and fits with their forest management goals. Landowners who understand long-term strategies for producing pine sawtimber should take a look at this property.

The unthinned approximately 14-year loblolly pine plantation was machine planted following harvesting and resulted in good overall survival. The number of trees per acre is a vital factor in growing good sawtimber trees, as the crowding of the trees is what results in better quality timber. This plantation has excellent stocking levels, as seen in the accompanying ground and aerial photographs.

The LaCerda clay loam occupies 90% of the site, with Kirvin fine sandy loam being 10% of the area in the northeastern corner. The USDA soil survey indicates a site index of 80 for these soils which is a measurement commonly used by foresters to describe the productivity of a site. Typically, this measurement is used to describe sites growing well-stocked even-aged forests. Site index is the average height of the dominant and codominant trees on the site, at a given base age, in this case 50 years.

The approximately 53 gross acres of plantation has a pipeline right-of-way through it and is the primary access through the plantation at this time. There is an active gas well on the land, with it and the entry road comprising about 2.3 acres along the northwest boundary. There is a boundary strip of primarily hardwood trees along the eastern and southern borders that makes up the rest of the acreage. The county road frontage is 175 feet wide, with a small pipeline running just off the east side of the county road. There is a small intermittent stream crossing the northeastern corner.

The northern boundary area has three-plus acres of native hardwood forest dominated by post oak and red oak, and offers a readily-accessible spot for a house or cabin. This land would appear suitable for a weekend place, or for a home with built-in recreation in the backyard. Electric power and community water are evident to be on adjacent properties, and Windstream fiber telephone is running along the west side of the county road; a check on the Windstream website indicates 100 mbps internet is available.

This property is located a short drive from supplies, shopping and health care in Nacogdoches. The land is about 12 miles from the north loop in Nacogdoches, being of a mile south of State Highway 204 in Trawick on oil-topped County Road 836. CR 836 is located across Highway 204 from the Trawick Presbyterian Church, 4.25 miles west of Highway 259.
Trawick is located on Highway 204 which runs through Cushing only four miles to the west, with Jacksonville another 40 minutes and Tyler being about an hour.
This property is currently under Ag/Timber Valuation on the taxes. Land shown on the Nacogdoches Appraisal District 2023 Tax records were $240.88 with timber/ag exemptions. Land may be subject to agricultural or other valuations that may be subject to roll back taxes if the use of the land is changed or a new application for such valuation is not tendered to the appropriate appraisal district by the purchaser. Land use valuation status is tied to the landowner, not to the land. Seller nor TerraStone Land Company can guarantee qualification for any special use valuations. A purchaser will be responsible to verify tax status, rollback provisions, and/or apply for Ag/Timber Valuation at the County Appraisal District. See Nacogdoches Appraisal District and Comptroller of Texas on the internet for more information.
No oil & gas minerals are available through this offering.
No seller financing is available.
Electric Power (Oncor) is immediately present to the west and to the north of the Property to houses along CR 836. Oncor is on the internet.
There is a Windstream fiber telephone line along the west side of the county road.
No improvements are known to be on the property.
Most Residents in the area are evidently on septic systems. Texas Commission on Environmental Quality oversees the regulation of on-site sewage facility (OSSF) and licenses installers. See tceq.texas.gov on internet.
Community water is indicated by water meter boxes on CR 836, and is shown on internet to be Caro Water Supply Corporation, 3947 TX-204, Nacogdoches, TX 75964 Phone (936) 564-3078. Availability has not been confirmed.
The land is in the Cushing ISD School District. Nacogdoches CAD # 5677
There is no indicated FEMA floodplain shown to be on this property.
See downloadable maps and documents.

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.

37.9 ACRES NORTH PARCEL SHELBY COUNTY, TEXAS

Posted on: January 30th, 2024

This land is what a lot of people have been looking for over the past few years. It is forested land with county road access and electric power on site; a half hour or less from medical care and shopping; quiet rural area with few scattered neighbors; gentle but interesting terrain with flat areas, ridges and a live creek on one boundary; plenty of level ground to build on; all with a pretty native forest that is producing hardwood and pine timber primarily on uplands.

This land would be excellent for a weekend place, or for a home with built-in recreation in the backyard. The wildlife habitat is in good condition given the native mixed-species forest and Brady Creek. Known locally as the Sand Hills area, the well-drained sandy soils support species such as American holly, beech, post oak, red and Florida maple and basswood. The creeks are sandy-bottomed and Brady Creek is a good-sized perennial stream along the proposed southern boundary. The understory is fairly open and it is easy to traverse this land on foot.

The forest has been carefully managed since 1957, with thinning harvests being done with an eye to long term management, most being selectively marked by a professional forester. The forest is a mix of scattered large, high-quality pine sawtimber, moderate numbers of smaller-sized pine and hardwood trees and a large component of young pine and hardwood.

The combination of native species such as white oak, cherrybark red oak, water oak, black oak, loblolly pine and sweetgum provide multiple forest management opportunities, current cash flow potential and future timber growth prospects. The well-drained sandy loam creek bottom soils along Brady Creek comprise 28% of this parcel, and are highly productive sites for growing timber. The rest of the property is upland sandy loams that are also good soils for forest growth.

The quality and quantity of young white oak and red oak trees on this property really caught this foresters eye given what hardwood sawtimber markets have done on the past few decades, favoring the better-quality hardwoods could be a reasonable long-term management strategy for this land.

The Property being offered is the portion of a 76.978-acre tract located north of Brady Creek, which will make up most of its southern boundary. The acreage of this to-be-surveyed Northern Parcel has been estimated at about 37.9 acres, but will require a new survey to determine the exact acreage. Prospective buyers should be aware that the final acreage could vary beyond 10% of the estimate. The approximately 39 acres laying south of Brady Creek is also being offered for sale separately. If both parcels are still available, the sellers would consider a consolidated offer.

Please note the mapping provided in the downloadable documents section, as well as the original deed to the parent 76.978-acre tract. The eastern boundary is County Road 1036; the western boundary is an old up-and-down fence and partially blazed line through the woods; the northern boundary appears to follow an old fence along the powerline but not touching County Road 1011, as far as can be determined. About 1,400 feet of County Road 1036 is the eastern boundary, running from the intersection of CR 1036 and CR 1011 south to Brady Creek at the concrete-and-steel bridge.

The barnyard area of the old original farmstead dating from the 1830s is evidenced by the old barn located in the northern section. The old log house associated with this farmstead is across the county road on a separate property. The barn is not habitable and prospective buyers are cautioned not to enter the barn. It has not been assessed with any value, but it is an interesting historical artifact. There were not any water wells observed on this property, but due caution would be advised around barn area and between it and the county road.

This property is located a short drive from supplies, shopping and health care in Center. The land is about four miles off of Highway 96 six miles south of Center, with all but the last quarter-mile of the county roads being oil-topped.
This property is currently under Ag/Timber Valuation on the taxes. Land taxes for the entire 76.978-acre parent tract using the Shelby Appraisal District 2023 Tax records are shown as $249.51 with timber/ag exemptions. Land may be subject to agricultural or other valuations that may be subject to roll back taxes if the use of the land is changed or a new application for such valuation is not tendered to the appropriate appraisal district by the purchaser. Land use valuation status is tied to the landowner, not to the land. Seller nor TerraStone Land Company can guarantee qualification for any special use valuations. A purchaser will be responsible to verify tax status, rollback provisions, and/or apply for Ag/Timber Valuation at the County Appraisal District.
No oil & gas minerals are available through this offering.
No seller financing is available.
Electric Power (Deep East Texas Electric Coop) is along the north boundary of the Property just south of CR 1011. 880 Texas Hwy 21 East, San Augustine, Texas 75972 phone 936-229-4000
Telephone line along county road, believed to be AT&T, but that is not confirmed.
No improvements are known to be on the property.
Most Residents in the area are evidently on septic systems. Texas Commission on Environmental Quality oversees the regulation of on-site sewage facility (OSSF) and licenses installers.
Community water is indicated by a water meter box about half of a mile to the north on CR 1011, and is shown to be Choice Water Supply Corporation, PO Box 1409, Center, TX 75935 – 936-590-9177. The water line may be closer, within a quarter-mile of the property but this is not verified.
The land is in the Center ISD School District.
It is assumed there may be FEMA floodplain along the major creeks; Shelby County is not mapped. The soil along the creeks is classed as being occasionally flooded.
See downloadable maps and documents.

39 ACRES SOUTH PARCEL SHELBY COUNTY, TEXAS

Posted on: January 30th, 2024

This is an attractive property with a nice bottomland on a perennial creek and uplands in its southern area. This land would be excellent for a weekend place, a hunting camp or just for growing timber. It has excellent county road access; is a half hour or less from medical care and shopping; located in a quiet rural area with few scattered neighbors; and has highly productive well-drained bottomland soils supporting a native pine and hardwood forest.

Known locally as the Sand Hills area, the well-drained sandy soils support species such as American holly, beech, post oak, red and Florida maple and basswood. The creeks are sandy-bottomed, with a fair-sized wet weather creek running south to north from the south boundary to Brady Creek, which is a good-sized perennial stream along the proposed northern boundary. The understory is fairly open and it is easy to traverse this land on foot. The wildlife habitat is in good condition given the native mixed-species forest and Brady Creek.

The forest has been carefully managed since 1957, with thinning harvests being done with an eye to long term management, most being selectively marked by a professional forester. The forest is dominated by scattered patches of large, high-quality pine sawtimber, moderate numbers of smaller-sized pine and hardwood trees and a decent component of young pine and hardwood. There are several dense patches of larger pine sawlogs that have heavy volumes per acre.

The combination of native species such as white oak, cherrybark red oak, water oak, black oak, loblolly pine and sweetgum provide multiple forest management opportunities, current cash flow potential and future timber growth prospects. The well-drained sandy loam creek bottom soils along Brady Creek comprise 55% of this parcel, and are highly productive sites for growing timber. The rest of the property is upland sandy loams that are also good soils for forest growth.

This Property being offered is the portion of a 76.978-acre tract located south of Brady Creek, which will make up its northern and western boundary. The acreage of this to-be-surveyed Southern Parcel has been estimated at about 39 acres, but will require a new survey to determine the exact acreage. Prospective buyers should be aware that the final acreage could vary beyond 10% of the estimate. The approximately 37.9 acres laying north of Brady Creek is also being offered for sale separately. If both parcels are still available, the sellers would consider a consolidated offer.

Please note the mapping provided in the downloadable documents section, as well as the original deed to the parent 76.978-acre tract. The eastern boundary is County Road 1036; the western and northern boundary is Brady Creek; the southern boundary is unmarked through the woods. About 1,600 feet of County Road 1036 is the eastern boundary, running from Brady Creek at the concrete-and-steel bridge south to the southeastern corner in the vicinity of a T-post in the western road ditch.

This property is located a short drive from supplies, shopping and health care in Center. The land is about four miles off of Highway 96 six miles south of Center, with all but the last half-mile of the county roads being oil-topped.
This property is currently under Ag/Timber Valuation on the taxes. Land taxes on the entire 76.978 acres using the Shelby Appraisal District 2023 Tax records are shown as $249.51 with timber/ag exemptions. Land may be subject to agricultural or other valuations that may be subject to roll back taxes if the use of the land is changed or a new application for such valuation is not tendered to the appropriate appraisal district by the purchaser. Land use valuation status is tied to the landowner, not to the land. Seller nor TerraStone Land Company can guarantee qualification for any special use valuations. A purchaser will be responsible to verify tax status, rollback provisions, and/or apply for Ag/Timber Valuation at the County Appraisal District.
No oil & gas minerals are available through this offering.
No seller financing is available.
Electric Power (Deep East Texas Electric Coop) is located about 1,500 feet north of this parcel along the north boundary of the North Parcel boundary just south of CR 1011. 880 Texas Hwy 21 East, San Augustine, Texas 75972 phone 936-229-4000
Telephone line along county road, believed to be AT&T, but that is not confirmed.
No improvements are known to be on the property.
Most Residents in the area are evidently on septic systems. Texas Commission on Environmental Quality oversees the regulation of on-site sewage facility (OSSF) and licenses installers.
Community water is indicated by a water meter box about three-quarters of a mile to the north on CR 1011, and is shown to be Choice Water Supply Corporation, PO Box 1409, Center, TX 75935 – 936-590-9177. The water line may be closer, within a half-mile of the property but this is not verified.
The land is in the Center ISD School District.
It is assumed there may be FEMA floodplain along the major creeks; Shelby County is not mapped. The soil along the creeks is classed as being occasionally flooded.
See downloadable maps and documents.

88.54 ACRES, NACOGDOCHES COUNTY, TEXAS

Posted on: December 22nd, 2023

Nestled within 88.55 acres, this property seamlessly blends the convenience of City of Nacogdoches amenities with the tranquility of a countryside homestead.

Featuring a harmonious mix of open expanses and native forests, the land boasts captivating rolling topography ranging from 330 to 410 feet. The scenic Morral Bayou gracefully bisects the southern portion, offering not only an excellent water source but also serving as a vibrant wildlife corridor. This property presents an ideal opportunity for those seeking a secluded rural ranch lifestyle, all while remaining conveniently close to urban amenities.

With its excellent terrain, the property offers sweeping skyline views and a diverse landscape of open fields and wooded areas, providing ample opportunities for both livestock grazing and wildlife encounters.

Accessible via oil-top frontage along County Road 820, which connects seamlessly to FM 3314 and onward to west Loop 224, the property ensures convenient travel routes to nearby destinations.

Electricity is readily available at the county road, further enhancing the property’s accessibility and potential for development.

Water service availability should be confirmed with Lilly Grove SUD.

61.94 ACRES, HARDIN COUNTY, TEXAS

Posted on: December 14th, 2023

This 61.94 acres of forestland is located just north of Kountze, Texas, in Hardin County, and the property is located just off FM 420, with road frontage along Mustang Trail.

The property offers a well-balanced mix of upland plantation acres and upland native pine and hardwood forestland. With approximately 21-acres pine plantation currently due for thinning, approximately 33 acres pine and hardwood, and 7.2 acres native timber lining the stream zone areas buffering the meanders of Tar Kiln Branch. According to maps an approximate 1.2-acre portion of the property is situated on the west side of Mustang Trail.

The land is ripe for a rural homestead, recreational getaway, or hunting destination, as the property provides a diverse habitat for wildlife and recreational use.

The property is nestled amidst the vast Big Thicket National Preserve.

An overhead electric line runs along the frontage of Mustang Trail.

It appears most neighbors utilize private water wells for water service.

A portion of the property along Tar Kiln Branch may be within the floodplain; Buyer should verify such information.

Hardin County Appraisal District has the property taxes estimated at $30.76, with exemptions, at a tax rate of 1.537481.

Buyers agents are required to contact the 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.

172.7 Acres Nacogdoches County Texas

Posted on: December 13th, 2023

This impressive legacy property from a family that has been in Nacogdoches County since the mid-1800s has a great mix of rich creek bottoms and uplands forested with pine plantations and native hardwoods. Two major perennial streams are the centerpiece of this land, with Little Loco Bayou flowing the length of the property north to south, and with Caney Bayou cutting across the southwest corner. The eastern boundary is along County Road 841 (Red Wilson Road) with an electric power line along the west side of the road. This property is located a fifteen-minute drive to supplies, shopping and health care in Nacogdoches, being west of town off of Highway 21.

For hunters and naturalists this is a remarkable woodland with a nice diversity of towering trees with an open understory that is easy to traverse on foot contrasted by areas of dense shrub habitat. There are good opportunities for hunting or just observing wildlife in the uncommonly tall and dense pine plantations and bottomland hardwoods along the creeks.

The creek bottom areas have outstanding unthinned pine plantation around 25 to 27 years old, with extraordinary heights in the high site index soils. A rough guesstimate of total pine volume in these good pine stands suggests a potential of four or more loads of pine timber per acre. Some of the pine trees growing in these deep, well-drained soils appear to possibly be powerline-pole quality. These plantations are definitely ready for a first thinning harvest and offer the prospect of near-term cash flow as well as future timber growth prospects. The bottomland Hannahatchee soils make up over half of the Property along Little Loco and Caney Bayous, with a small section of Tuscosso clay in the southwestern corner along Caney Bayou.

The uplands are the fine sandy loams in the Cuthbert, Alto, Sacul and Kirvin series. These are good, well-drained upland soils for growing both hardwood and pine. The planted pines are more scattered and in pockets in the uplands, with hardwoods and shrubs intermixed, affording a diverse wildlife habitat that is favorable for whitetail deer.

A previously-unknown easement not referenced in the Sellers 1972 deed is described in an adjacent-property deed as being located 900 feet north of the south boundary line of the 172.2 acre tract. The Aerial Photo Creek Easement map in the download document section shows the approximate location as described. Note that this is an illustration only, it is not guaranteed in any manner. The easement appears at this point to have not been developed or used based on aerial photographs and a lack of known evidence on the ground. The describing deed is also included in the download document section.

The internal woods road system starts at a gate near the center of the east boundary at the county road and leads to Little Loco Bayou. Currently there is not a stream crossing for vehicles, but the woods road system continues on the west side of the property. These roads need some cleaning out of deadfalls and underbrush where the small trees have taken root, but in general they appear in good shape. The need for the first thinning of the pine plantation offers a source of income for reestablishing a vehicular crossing on Little Loco if so desired. I was able to easily cross the creek and walk the property.

The forests on this property make up 96% of the land and have a wide assortment of species including loblolly pine, white oak, American beech, white ash, shortleaf pine, water oak, black oak, sweetgum, southern red oak, American elm, Florida maple, American holly, cherrybark red oak, shagbark hickory, blackgum, pawpaw, black walnut, southern red oak, black cherry, mulberry and hornbeam.

The timber asset is a combination of planted loblolly pine and native bottomland hardwood timber. The chart in the download documents is an estimate of the various acreages in several timber types. The Good Pine areas are primarily the bottomland pine plantation. The Pine Hardwood areas are on upland sites with a mix of planted and native pine and hardwood. The Hardwood areas include the bottomlands along the two streams. A small section of the land is in the county road with a small strip east of the road. The gas well site rounds out this table. These timber types are shown on the mapping on the Timber Type and Woods Road map.

The mapping is offered as a general guide as to the location and nature of the property, but no guarantee is made as to the exact location of boundaries or features, timber type or any acreage estimates.

This property of approximately 172.7 acres is offered at $3,995 per acre or $689,936.

The Sellers are retaining all owned oil & gas minerals.
No owner financing is available.
This property is currently under Ag/Timber Valuation. According to the Nacogdoches Appraisal District 2023 Tax records, the taxes are estimated at $405 with timber/ag exemptions, and at $10,273 without timber/ag exemptions. 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.
The current appraisal district mapping appears to be incorrect, as the deed description and in-field evidence shows the southeastern corner of the property to be east of the county road. The northeast corner is west of the county road. This is not a legal or recent survey-derived statement, but an observation of the on-the-ground evidence and interpretation of the deed calls and is not guaranteed.
Electric Power (believed to be Oncor) is present on the Property along the west side of CR 841.
No improvements, buildings, or deer blinds are included in the offering other than the existing gate on the woods road entrance.
Approximately 2,300 feet of frontage along CR 841 along its eastern boundary.
Most residents in the area are believed to be on septic systems.
Community water service area boundary is indicated about 500 feet to the south on CR 841 and is shown to be D & M Water Supply Corporation (936) 559-9900 PO Box 9, 111 Buck Alley, Douglass, TX 75943. The Lilly Grove Special Utility District boundary is indicated to be about a half mile north of the Property on CR 841. 7435 FM 1638 Nacogdoches, TX 75964, (936)-569-9292 See the Water Service Boundary map.
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
Douglass ISD School District.
The Soil Map shows the FEMA floodplain along Little Loco Bayou and Caney Bayou.
There is one known gas gathering pipeline on this Property running from the active well in the southeastern corner to the northwest corner, as shown on the mapping. It is believed to have been bored underneath the Little Loco stream and bottomland and does not show above-ground location.
There is one active gas well on the Property, and one permitted location approved in 2008, as shown on the mapping. No activity is evident at the permitted location.

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.

22.61 acres in Rusk County, Texas

Posted on: October 26th, 2023

A secluded spot for a retirement home or a weekend getaway that is only 10 miles southeast of Henderson on an all-weather county road, this approximately 22.61 acres has excellent access, nice gentle terrain, a diverse native forest, and a beautiful spring-fed branch along the back boundary. The native forest has a mix of pine and hardwoods, and was last harvested in the early 1990s according to the owner. The property is suitable for hunting, with plenty of sign of whitetail deer, feral hogs and squirrels.

The native forests on this property have a wide assortment of species including loblolly and shortleaf pine, white oak, black cherry, ash, shortleaf pine, water oak, black oak, sweetgum, southern red oak, American elm, Florida maple, American holly, cherrybark red oak, mulberry and hornbeam.

The very fine sandy loam soils are excellent for growing both pine and hardwood. The future owner will have several land management options on this property; a thinning harvest; a total harvest and replant; or allowing the forest to continue to grow for future harvesting. The terrain and soils also appear that they would be suitable for establishing pasture.

This land lays along and on the west side of the county road, offering excellent access. The approximate 22.61 acres includes an estimated half an acre or so in the county road right-of-way. Tax roll data and deeds show 26.4 acres, but the land offered in this sale does not include the 3.79 acres east of the county road.

All provided mapping is based on Rusk County Appraisal District and GIS aerial photo interpretation using deed call information, with ground checks of assumed corner and line markers.

This approximately 22.61 acres is offered at $6,000 per acre or $135,660.

The Seller is retaining all owned minerals. No seller financing is available. Any hunting equipment such as feeders, trail cameras and blinds are not included in the sale.

To arrange site visits, please contact listing agent Mark Brian at 936-590-0986, the TerraStone office at 936-590-4909. A registration form will be emailed to you for your review and signing prior to the site visit, and only takes a few minutes on a smart phone or computer. There is a gate into the property on the west side of CR 364S, and access for inspection is available at this location. The lock combination will be provided with the registration. Internal property access to the west side is currently one trail/road into the old well pad and along the pipeline running to the western boundary.

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.

Land taxes may be subject to agricultural or other valuations that may be subject to roll back taxes if the use of the land is changed or a new application for such valuation is not tendered to the appropriate appraisal district by the purchaser. Land use valuation status is tied to the landowner, not to the land. See comptroller.texas.gov/taxes/property-tax/ag-timber/index.php

51.7 Acres, Rusk County, Texas

Posted on: October 26th, 2023

This 51.7 acres of pleasantly rolling, well-drained land offers an excellent combination of pasture and forest, potential house sites, beautiful upland creeks, good recreational opportunities, and convenient access. Located a few miles north of the Caledonia community, only 15 minutes from either Mt. Enterprise or Timpson, and 30 minutes from Nacogdoches, Carthage or Henderson, this land is perfectly situated to be that get-away spot that so many folks are looking for in todays world. This is an ideal upland site on which to build a weekend cabin or a country home. It offers a very nice setting with good privacy, easy access, and several potential land management options from which to choose.

The roughly 18 acres of pastureland includes the front 14-acre field that should be suitable for hay production. The land is fenced and currently leased for cattle grazing. The lease could be maintained with the current leasee, or terminated at the Buyers discretion. The leasee has done a good job in maintaining the property. This could be an ideal property to graze cattle, cut hay, and enjoy the peace and quiet of the country life.

The spring-fed sandy-bottomed creek along the eastern boundary has about a 500-acre watershed, and according to a lifelong resident, has always flowed to some degree even in dry weather. This creek provides water for livestock. The available mapping does not indicate a FEMA floodplain on this land.

The loamy fine sandy soil is suitable for growing grass or pine trees, while the sandy loam along the creeks grows good pine and hardwood timber. This native forest contains a wide variety of loblolly and shortleaf pine, white oak, red oak, sweetgum, elm, holly, blackgum, hickory and elm. One outstanding old post oak at the edge of the northern pasture and the head of a branch is a notable character tree, and is worth a stop to admire.

The forested areas have been thinned years ago, and currently appear to be growing well. The soils in this area have a history of good wet-weather timber harvesting capability. A buyer would have options in terms of an immediate harvest and replant, a thinning, or just letting it grow for future harvesting. Of course, the fields could be a candidate for reforestation.

Cattle grazing has afforded excellent vegetation control in the forest understory, giving this land a park-like appearance in the woods. The white oaks and other hardwoods along the creek drains are really scenic areas, and would make a dramatic background for a home place. Several ridges in between the forested branches offer secluded spots for a home, while retaining ready access to the county roads.

In terms of hunting, there are openings in various locations that are excellent for setting up blinds and feeders. The pipeline easement, fields and wide-open woods along the creek drains offer nice hunting areas. Lake Murvaul is ten minutes to the north on FM 1971.

Located at the old Eulalie lumbering community north of present-day Caledonia, this property has a long history of small-farm settlements from the 1880s. Having a post office in the 1890s, being home to 150 people with stores, churches, a physician and a school, the community was renamed Bryce in the latter 1900s as the population decreased to the few dozen living in the area today.

The property features long frontages on hard-topped County Road 3251 on its south, and the graded sandy County Road 3252 on its west side. There is easy access to FM 1971 (.35 of a mile) and US Hwy 84 (1.9 miles). The Property has excellent internal access across fields and along the pipeline right-of-way.

There is a gate at the northwestern corner on CR 3252 at the pipeline right-of-way, the main gate at the southwest corner at the intersection of the two county roads, and one gate south of the barn on CR 3251 in the southeastern corner of the main field. An old barn is located on the eastern side of the 14-acre main field, and has some old corral fencing in the back. With a bit of cleanup and work it appears that it will be functional.

This deed-described 51.7 acres is offered at $3,900 per acre, with the boundary lines in all probability requiring a resurvey for refining the boundary description to modern standards. Seller is retaining all owned oil & gas minerals.

This property is currently under Ag/Timber Valuation on the taxes, which for 2020 show to have been $63.89 with the Ag/Timber reduction.

Other property notes:

Electric Power on and across property
Landline telephone along county road
1,200 feet of frontage on County Road 3251 and over 1,450 feet on County Road 3252
Residents in the area are on wells, and have propane service
Henderson ISD School District
Gas pipeline right-of-way on property, 8.6-inch transmission line, Mid-Coast Energy

To arrange site visits, please contact listing agent Mark Brian. A registration form will be emailed to you for your review and signing prior to the site visit, and only takes a few minutes on a smart phone or computer.

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