Description

Valley View is an exceptional property covering approximately 21 acres in the eastern part of Stephens County, just outside the small community of Caddo, Texas. This charming piece of land provides convenient access from the paved Highway 180 and a private gate on CR 110, creating a variety of potential building locations. It boasts 50 feet of elevation along the northern boundary that gradually levels out in the center of the property, creating a beautiful, lush valley. Additionally, a small pond along this hill's edge fluctuates based on rainfall. One of the unique aspects of this property is that it provides paid oil and gas royalties with production equipment discreetly located out of sight in the northwest corner. Wooded terrain combined with Oil & Gas income makes Vally View an exceptional find for a property of its size.

-- IMPROVEMENTS --

• 1 Pasture ~ No cross-fences
• Water ~ Stephens County SUD on HWY 180 and CR 110; Buyer responsible for feasibility test for water meter  
• Electricity ~ TXU Electricity 
• Roads ~ 1 road along the eastern boundary; Dirt Road
• Fences ~ No cross fencing; Fair boundary fence on north, east, and west. The southern boundary fence needs repair

-- WATER, COVER & TERRAIN --

• Surface Water ~ 1 Pond at .06 ac (when full)
• Water Wells ~ No water wells in this area
• Tree Cover ~ 100% Wooded, Mesquite, Elm, Cedar
• Underbrush ~ Moderate, Elbowbush, Bumelia, prickly pear, cat claw
• Native Grasses ~ Little Bluestem, Side Oats Grama, winter rye; excellent bedding
• Grazing ~ Property is not currently being grazed
• Cultivation ~ No cultivation

-- HUNTING & RECREATION --

• Wildlife ~ Whitetail Deer, duck, dove, hogs, varmint
• Hunting Pressure ~ Has not been hunted in several years
• Blinds & Feeders ~ No blinds and feeders of any value
• Land ~ 50 ft of elevation; thick hillside with lightly wooded bottom
• Pictures & Videos ~ Game camera footage coming soon

-- MINERALS & WIND --

• Mineral Rights ~ Seller owns a portion; will convey with acceptable offer
• Pipelines ~ One polly pipeline running west to east
• Oil & Gas ~ 1 active well and tank batteries (Delta Oil & Gas); Mineral income is $150.00 a year
• Wind Rights ~ 100% Wind rights convey
• Wind Production ~ No current windfarms in the area

-- ACCESS & DISTANCES --

• Road Frontage ~ Gate on HWY 180 and back gate on CR 110
• Nearby Towns ~ 13 mi E of Breckenridge, 33 mi W of Mineral Wells
• Major Cities ~ 78 mi W of Fort Worth, 64 mi NE of Abilene
• Airports ~ 12 mi NE of Stephens County Airport, 95 mi W of DFW Airport

AGENT COMMENTS:  Valley View is located in a prime spot offering privacy, while also being in close proximity to Possum Kingdom Lake and Hubbard Creek Lake for outdoor activities including water skiing and fishing. This property is unique in that it provides paid oil and gas royalties, which is a rare find for a property of its size. Additionally, there is a seven-acre lot to the south that is currently on the market and could be a wonderful addition to Valley View.

Listing Agent:  Travis Patterson 254-246-5266

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.