Jefferson, TX 75657 - Marion County

Overview

Whether you've been collecting land for years or you just want to start with the best, the Hill Top Ranch truly is a crown jewel property. This expertly improved tract of land has unparalleled views in East Texas, and the main house is located in the middle of the ranch at the absolute top of the property. This provides outstanding views in 360 degrees.

This property has something for every kind of buyer. There is a 1 ac covered riding arena and a paddock right behind the main house with horse stalls for equestrians. For the cowman, it has well thought out cattle working facilities, has been subdivided into smaller pastures, and has a central lane through the middle of these pastures to make rotating and gathering cattle a breeze. For the sportsman, there are 40 ac of prime untouched deer habitat on the northeast part of the property and 25 ac in the southern part, and the ranch is also surrounded on all 4 sides by timber, providing lots of edge effect that deer love. There is also abundant wildlife besides deer, including wild hogs, turkey, and most importantly ducks that use the large pond as a stop on their migration. For the gentleman land owner, there are 2 well appointed homes and 6 ponds, including one that is 6 ac, 2 natural springs, and absolutely breathtaking views. This is also a great property for the family man who wants to raise his children around horses and cattle far away from the stress of the big city.

Maybe the most important thing this ranch has to offer is an enormous amount of depreciation. It has over $2 million of depreciable improvements. Ask your CPA about how purchasing this property could save you hundreds of thousands on your taxes. A full list of improvements will be provided upon request.

Location

The property is located just a short drive from historic Jefferson, TX. Jefferson is a thriving bed and breakfast community covered up in good restaurants, charming businesses, and historical sites. The ranch is just minutes from Lake O' The Pines and Caddo Lake. Caddo Lake is both the largest natural lake in Texas and one of its most unique.

The property is centrally located and is a 2.5 hour drive from Dallas, an hour from Shreveport, 4 hours from Houston, and an hour from Texarkana.

Homes

House on the Hill: The 4,000 sq-ft brick main home is located at the top of the hill and has outstanding views on all 4 sides. The house has been thoughtfully designed with large windows around the house to put this awesome view on display from almost anywhere in the house. The well laid out floor plan for this 2 story home has 3 beds / 2.5 baths. It has all the amenities an owner could need. This includes a pool with hot tub, wood burning fire place in the living room, master wing, covered veranda, attached 2 car garage, a 1 bed / 1 bath apartment over the garage, and 3,000 sq-ft shop with plumbing for a bathroom. The recently remodeled kitchen has an open layout that is great for cooking and entertaining.

House by the Water: This 1,500 sq-ft guest home has been thoughtfully tucked away from the rest of the property and overlooks a 2 ac pond. This 2 bed / 1 bath has a well thought out open kitchen that shares half of the house with a large 2 story living room complete with 2 story stone wood burning fire place. There is a bunk room above the kitchen. This was a design project for a previous owner's daughter, and it shows that a lot of thought and love were put into it's design.

Additional Information

-Water: There are 6 ponds, 2 natural springs, 2 wells, and county water to all structures.

-Gas: Propane is supplied to both houses through large tanks. The tank at the main house is below ground, and the tank at the guest house is above ground.

-Covered Open Air Roping Arena: This 1 ac facility has ample parking for events, is fully lit, has water, and has an indoor tack / storage facility.

-Paddock: Complementing the roping arena is a full electric/water paddock connected to the main house that has 4 stalls with automatic watering, tack room, wash bay, feed storage area, and an office.

-Cattle Working Facilities: Property is cross fenced into multiple pastures connected in the middle by a lane that runs the entire length of the property which leads directly to the cattle working facilities. The actual facilities are

partially covered including the squeeze chute. The pens are thoughtfully planned out and the cattle flow through efficiently, making processing large amounts of cattle a breeze. There are water tanks and lights for keeping sick

cattle over night. There is a large barn that can be used for storage or as a shop that makes up half of the covered facilities.

-Additional Housing: There is a bunkhouse in the cattle barn with a bedroom, bathroom, and kitchen. There are 2 mobile / manufactured home sites with full utilities. There is also a covered RV/Motor coach hook up site next to the main

house.

Other Improvements: Over 2 miles of high quality metal pipe fencing, a 3400 ft paved driveway from the entrance to the main house, paved driveways to all facilities on the ranch so your tires never have to touch dirt. 4.6 miles of well maintained perimeter barbed wire fence.

Financial Highlights:

-Ag Exempt

-Non Restricted

-Desirable Tax Climate