Cox Mountian Rd, Graham, TX 76450 - Young County

Woodard Farms encompasses diverse terrain with numerous profitable characteristics within its 572.82 acres of fertile land. This expansive acreage sustains Texas's premier native grasses and forbs. Several grass pastures and hay fields feature reliable ponds and are fully fenced and cross-fenced to facilitate rotational grazing practices. Tucked away from the working pens is a cozy home with a fenced yard that would make an excellent hunter's cabin, increasing leasing income potential.

Post oaks cover the hilly areas on the northeastern portion of Woodard Farms producing ample acorns for the local whitetail deer and turkey populations. The southeastern portion consists mostly of mesquites and is divided into three cross-fenced pastures, each with dependable water sources. An abundance of animal trails meanders through the scattered hackberries and wild plum patches.

With its convenient split into two tracts, Woodard Farms boasts sufficient road frontage for subdivision or development opportunities. Each piece contains an oil well in a corner accessible via a short road, while a third is behind the barn. Additionally, two wind turbines and a wind tower are connected by rocked roads, ensuring year-round access to the breathtaking views from the hilltop. 100% of the wind, oil, water, and surface rights are included with this land!

-- IMPROVEMENTS --

Manufactured Home ~ 1,875sqft, 4/2, water well, septic, fenced yard

Shop ~ 2,250sqft, three bays, pipe, sheet metal

Pens & Traps~ two sets of pens, main set at barn w/ water, two traps for hay

Fences ~ 5 & 6 strand barbed wire, cross-fenced, fenced traps for hay

Water Troughs ~ 11 strategically placed troughs; well water

Roads ~ rocked wind farm road to top of hill, three O&G maintained roads

-- WATER, TERRAIN & COVER --

Surface Water ~ Seven ponds: 1.2ac, 0.8ac, 0.7ac, Four ponds under a half-acre

Water Well ~ 150-200ft, piped to barn & house, ample underground water in area

Elevation ~ 200ft of dramatic to rolling elevation change, huge rock outcroppings

Tree Cover ~ 65% heavily wooded; post oak, mesquite, live oak, elm, wollow

Underbrush ~65% heavy; plum, elbowbush, skunkbush sumac, yucca, bumelia

Native Grasses ~ 35% open; KR bluestem, switchgrass, little bluestem, Indian grass, side-oats

Grazing ~1 animal to 15 acres; leased for grazing; closing terminates lease

Soils ~ Gowen loam, Anocon fsl, Lindy sl, Bluegrove fsl, Markley fsl, Thurber cl, Leeray c

-- HUNTING & RECREATION --

Wildlife ~ whitetail deer, Rio Grande turkey, dove, duck, hog, varmint

Habitat ~ preferred browse & native grasses for seed production and ideal bedding

Pressure ~ not leased for hunting in several years, very little neighboring pressure

Fishing ~ perch & bass in some of the ponds

Blinds ~ old blinds, no value

Food Plots ~ no current food plots or cultivation, prime area in SE portion

Roads ~ rocked wind farm road to top of hill, three O&G maintained roads

-- MINERALS & WIND --

Mineral Rights ~ 100% mineral estate owned & conveys with the surface estate

O&G Production ~ three producing wells, different operators in different abstracts

Wind Rights ~ 100% wind rights convey; currently leased

Wind Production ~ two active turbines, one wind tower, rocked roads to each

-- ACCESS & DISTANCES --

Road Frontage ~ 2 gates on Rooters Mtn Rd, 2 gates on cox mtn road

Piped Entrance ~ Main Entrance Enset from Rooters Rd, dirt

Nearby Towns ~ 15 mi NE of Graham, 20 mi W of Jacksboro

Major Cities ~ 55 mi S of Wichita Falls, 83 mi NW of Fort Worth

Airports ~ 26 mi W of Graham Municipal, 65 mi SW of Wichita Falls Regional, 99 mi W of DFW International

Easements ~ 1,750 ft landowner easement to SE neighbor, O&G, wind, electricity

Brokers Comments ~ It is rare to find such breathtaking land with excellent income potential. Income-generating land usually means flat, cultivated areas without trees or used for extensive oil and gas production. Woodard Farms defies that logic by offering a significant income with 100% of the mineral estate conveying and wind rights while also producing picturesque pockets of dense grass, fields full of hay, oak-covered hills with premium browse and majestic views into the distance.

Listing Broker -- Boone Campbell (940)-282-5500

Additional Notices & Disclaimers: Campbell Farm & Ranch welcomes all cooperating agents and brokers. Cooperating Agents and Brokers must make "first contact" with the listing agent and be present at all showings to fully participate in the commission split. Commission split is at Campbell Farm & Ranch LLC's sole discretion. No Trespassing--Don't hesitate to contact a Campbell Farm & Ranch team member for a showing. All information in this advertisement is understood to be accurate and reliable but is not guaranteed. Please verify all information before using the information for decision-making purposes. All listing information is subject to errors, omissions, price changes, terms changes, or removal from the market without notice. Campbell Farm & Ranch presents all offers; the seller has the right to refuse any offer, review multiple offers and accept backup offers.