Alto, TX 75925 - Cherokee County

Summary: Rolling Oaks Farm is a wonderful example of a labor of love and what sweat equity can produce. The original vision was to utilize the natural contours of the land in conjunction with construction of a residence to produce protected but aesthetically pleasing views. The vision was well executed and what exists today is a testament to their forward thinking. The family farm is improved with a nicely appointed home situated on a ridge above a small pond and has a large barn with a second, small living area that would also function well as a man-cave or an office. Overall, this is a wonderful property with very appealing features that needs to be seen to be appreciated.

Land Characteristics: The property was recently surveyed and consists of 74.97 acres which is slightly irregular in shape. The property is estimated to have approximately 23 acres of rolling pasture and 51 acres of mixed timber as well as a half-acre pond with fountain. The pasture areas are located in the eastern and southwestern portions of the property with mixed timber throughout the bulk of the central and northern portions of the property. Trails intersperse the mixed timber and offer access to most portions of the property for enjoyment of use. In addition to the mixed native timber, the caretakers of this property have planted many trees consisting of White Oak, Pecan and other mast bearing species, some of which are located close to the improvements and irrigated. The eastern portion of the property is bounded by CR 2525 which is a county-maintained blacktop road. The frontage portion of the property has wood rail fencing with additional field fencing wire added and a gated entrance with an automatic gate. The entire perimeter of the property has field wire fencing which was added in an effort to limit access to the native wild hog population. The result of this is a property that is rich in wildlife but without the headaches related to hog rooting issues.

Terrain: Elevation on the main portion of the tract ranges from an approximate low of 280 ASL near the southeast corner of the property to an approximate high of 360 ASL. The higher elevations are located in the western and southern portions of the property and slope downward towards the main drainage where the lake has been constructed. A pond has been constructed in the northeastern portion of the property just below the main residence. This pond is estimated to be approximately a half-acre in size and is reportedly stocked with Perch and Catfish. This feature is a focal point for multiple rooms of the residence as well as the front patio and an outdoor sitting area situated on a ridge behind the home. The current owners have many wonderful stories of time spent observing the pond area and the wildlife that frequents the area.

Improvements:

- 2,428 SF Main Residence

- 3 BR / 2 Bath

- Many, very good quality energy efficient features including spray foam insulation, Low-E windows and a high efficiency HVAC system.

- Standing seam metal roof.

- Attached 657 SF, two-car garage.

- Open concept main living area design.

- Whole house generator that runs on propane (buried tank).

- 589 SF Barn Apartment

- 1 BR / 1 Bath open room concept

- Recently updated plumbing

- Great potential for additional income (Air B&B, rental, etc)

- Large barn

- Estimated to be approximately 2,814 SF in size with concrete floors.

- Apartment is located inside the barn.

- Additional 1,062 SF of covered shed area on side of barn.

- Asphalt driveway to main residence.

- Entrance with automatic gate.

- Good perimeter fencing with field wire for hog control.

Minerals: The owners have a small percentage of the minerals for this property and may consider conveying owned minerals pending an agreeable sales price. No mineral report is available and if desired would be the responsibility of the buyer.

Easements: No known easements other than typical utility easements associated with public electrical and water services.

- Picturesque home on acreage in a private setting

- 2,428 SF Main Residence; 589 SF Apartment

- Rolling topography with 80 of elevation change

- New survey available

- Combination of mature, mixed native timber and pasture

- Small pond stocked with Perch & Catfish

- Located within Alto ISD

- Long frontage along CR 2525

- Close proximity to US Hwy 69, SH 21 & SH 294

- Wildlife Exemption in place

- All boundary lines on map exhibits are approximate and should be verified by buyer

The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker or Seller. The Broker (Whitetail Properties) does not assume liability for typographical errors, misprints, nor for misinformation that may have been given to us. All property is subject to change, withdrawal, or prior sale. Buyers' agents must be identified on the first contact with the Broker and must accompany the buyer on showings to receive full fee participation.