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99.5 Acres, Panola County, Texas

$297,505

PROPERTY DETAILS

Price:$297,505
Type:Hunting Land, Recreational Property, Timberland
Address:County Road 414
Acres:100
County:Panola
City:Gary
Status:Available
State:Texas
Zip:75643

PROPERY DESCRIPTION

Here is a forested property with a remarkably attractive hardwood creek bottom forest, well-drained uplands, excellent hunting and recreational aspects, a better-than-average native timber component, and superb access on both sides of an oil-topped county road. Whether you a pitch a deer camp, or build a weekend cabin or a home, this land represents what many real estate buyers are looking for in todays market. It is located a few miles southeast of Gary in southern Panola County, only 15 minutes from Carthage, and 45 minutes to an hour from Nacogdoches, Longview, Marshall or Henderson.

The native forests on this property are a combination of older large trees, medium-aged and younger trees, with a very wide assortment of species. It has been many years since timber was cut, and the understory is semi- to fully open in most places. As with most East Texas land, this property was farmed by the Sellers predecessors, still showing the field terraces and, in some spots, even the plowed furrows can still be seen. It is a undisturbed forest, a delight to walk through, and is ideal for hunting, hiking, or just exploring.

Henderson Creek is a nice-sized perennial stream with beautiful bluffs and ridges above its banks. The creek bottom runs north-to-south across the property in its western section, with a very attractive rolling terrain gradually leading downhill from the eastern uplands. It is forested with white oak, beech, ash, Florida maple, American holly, black oak, cherrybark red oak, southern red oak, mulberry and hornbeam. While most of this land is well-drained uplands, there are small areas holding water in the creek bottom along the toe of the hillside that are home to blackgum, sweetgum and water hickory.

The uplands are dominated by loblolly and shortleaf pine, water oak, black oak, ash, sweetgum, southern red oak, and elm. These old-field stands have recovered from the last harvesting, being now fully stocked with vigorous-growing pines, oaks and sweetgums. The scattered and very large old field trees offer a good contrast with the younger timber, and are comprised of southern red oaks, water oaks, and some outstanding and scenic eastern redcedars.

The loamy fine sandy soil is suitable for growing trees, while the bottomland soils along Henderson Creek are supporting a fine hardwood forest. The upland soils appear to have a decent wet-weather timber harvesting capability. The future owner will have several forest management options on this property; an improvement harvest in the upland sections; a total harvest and replant; or allowing the forest to continue to grow for a future timber harvest.

There is easy access via oil-topped county roads to FM 999 east of Gary (2.4 miles) and US Hwy 59 (3.9 miles). The road frontage and electric line offers an easy setup for one or more building sites on either side of the county road. Being approximately 10 acres on the east side of the county road, and about 89 acres on the west, this situation gives a buyer control over security and privacy with ample locations for siting a home out-of-sight to the west side, while retaining the forested road frontage.

An old house site is located west-southwest of the eastern well site, with a partially-grown-in access road leading in from the south boundary of well site location. A decrepit house, outbuildings and a water well of unknown depth or functionality is located at this site. Opening up the old road into this scenic area would not be difficult, and it goes past the old house site to the south boundary line. An old stock tank to the southwest of the well site, with its dam located along the south property boundary line, was holding water at the time of inspection in November 2020.

This deed-described 99.5 acres is offered at $2,990 per acre, with the boundary lines possibly requiring a resurvey for refining the boundary description to modern standards. Property boundaries appear to be old fencing with some recently-applied pink flagging. No guarantees are made as to the exact location of these boundaries, although they appear to approximately align with the Panola County Appraisal District mapping. All provided mapping is based on CAD data.

Sellers are reserving all owned oil & gas minerals
This property is currently under Ag/Timber Valuation on the taxes, which for 2020 show to have been about $758.00 annually with the reduction.
Electric Power on and across property on east side of CR 414 - believed to be electric co-op
Landline telephone along county road - Windstream
Approximately 1,250 feet frontage on both sides of County Road 414
Residents in the area are on water wells
Gary ISD School District
Two gas well sites on property, one along north boundary in northwest section, and one well-screened site on CR 414. The production pipeline right-of-way is inside of and paralleling the property fence along west side of county road.

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, 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. TLC recommends that potential buyers examine the offered property to their own satisfaction. TLC is not responsible for errors, omissions, offering withdrawal or price modifications.

USEFUL DOCUMENTS

Property Map / Directions

From the Carthage South Loop interchange with Hwy 59, take Highway 59 South 9.8 miles to CR 414 on the right (west). Thence west on CR 414 3.9 miles to the Property. From Tenaha go North on Highway 59 for 5.1 miles to CR 414 on the left. From the Gary Post Office, take FM 999 East for 1.5 miles to CR 129 on the right (South), then Southeast on CR 129 for 1.7 miles, where CR 129 turns to the right, just continue straight ahead on CR 414 for 1 mile to the Property. 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 CR 414 at the gas well site, and access for inspection is available at this location. The lock combination will be provided with the registration. Please park to the side as to not block access to the well. Property access is currently pedestrian.