~132 Acres, 5-Stall Front Barn, 12-Stall Mare Motel, 4-Stall Stud Barn, Vet Room w/Stocks, Organic Coastal Bermuda Pastures, Sandy Loam

$ 1,925,000
177 AN CR 466,

Property Description

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LOCATION & PROPERTY FEATURES
• 1/4 Mile off Texas State Highway 19, close to highway but far enough for privacy & peaceful living
• Paved road in front (north) of the property and small county road on east side
• Multiple stores/shopping: 14 miles north at Athens, TX & 15 miles south at Palestine, TX
• Hospitals: there are two newer hospitals with helicopter pads, one is 14 miles and the other is 17 miles
• Excellent 4-lane highway to Dallas/Fort Worth
• 80 Miles to Dallas and 160 miles to Houston (Houston is nearly straight south)
• Equine veterinarian is at the end of my private driveway, another equine clinic is 14 miles north at Athens
• Driveway is 1/3 of a mile long, provides privacy and solitude
• There is an excellent rural water system that provides clean safe water
• I purchased an oversized water meter and put in 2,000 lf of 1.5” PVC pipe, water pressure & volume are very good
• 10 Concrete water tanks (210 gallons/1200#) are in the pastures with underground lines to each, all water controls are in an underground box located near the main barn
• There are two cell towers within two miles, consequently excellent cell phone service

LAND AND PASTURES
• Total of 131.667 Acres, 53.31 Hectares
• The pastures are all organic coastal Bermuda grass, great for grazing, 2-2.5 Acres will feed a horse, there are large scattered oak trees throughout the countryside
• The soil was treated with live microorganisms twice in 2007 and twice in 2008, the soil is now naturally healthy, as a result of the treatments… Pastures and hay field are all organic, 90% of the flies are eliminated due to the treatments and the soil holds extra moisture
• 8 Primary pastures; 4 on each side of the property that have 16 foot wide fence lanes leading to 2 barns, consequently horses come to “their barn stalls” for grain without being haltered
• There are 4 stallion pastures connected to the stud barn with four 12×16 ft stalls
• The soil is sandy loam without rocks, perfect for horses
• There are 4 ponds on the land that always have water
• Beautiful rolling terrain that gives the horses excellent exercise, especially great for foals
• Facilities all built on top of a major hill (can see 2 to 7 miles in all directions from the main barn), most of the horses are visible in their pastures from the hilltop
• The hill provides excellent summer breezes that makes the temperature cooler and reduces insects

 

IMPROVEMENTS AND INCLUSIONS
• Everything was built new in 2007 (driveway, electricity, water system, buildings, fencing)
• The fencing will last 100 years with the type of materials used and installation methods
• Water is piped underground to concrete water tanks in 8 pastures, barns and shop
• The barns are quality built, ceilings are insulated, windows are low E double pane, 5 stalls located in the front barn are 12x12ft &12x16ft, 12 stalls in the mare motel are 14x16ft, 4 stalls in the stud barn are 12x16ft
• The fully insulated shop is 50x75ft, 12x14ft roll-up doors to permit a semi load of hay to drive through, there is an area inside the shop that is heated & air conditioned, kitchen and bathroom/shower for living quarters
• Veterinary room is in the front barn, it has a bathroom/shower, heated & air conditioned, 26 cubic ft refrigerator/freezer, this room is pictured on this posting
• There is a double set of veterinary stocks in the front barn, with floor drain and hot and cold water
• Included: adjustable breeding phantom for semen collection, located in the front barn near the teasing area, stocks and vet room

PARTIAL LIST OF THE PERSONAL PROPERTY INCLUSIONS
– IF PURCHASED AS A TURNKEY OPERATION:
***Approximately 25-30 straight Egyptian Arabian horses (subject to prior sales), seller will retain 12 to 15 horses
***Horse equipment and supplies (halters/leads, vet supplies, medicines, forks, shovels, vet stocks, incubator, etc.)
***4wd john Deere tractor/JD loader/6ft bucket & bale forks (will lift 2,000+#), 15ft batwing mower, trailers, post auger, etc.
***Very significant amount of power and hand tools, welders and equipment for repairs and maintenance
***Appliances, tv, parts, supplies etc.
***Everything plus more to operate this farm and care for the horses

CLIMATE, RAINFALL
• Historical annual rainfall is 45 inches per year, grass and trees grow rapidly
• Winters are not cold, winter grasses (rye cereal grain) can be seeded in October to provide winter grazing
• Property is too far south to be included in the area for periodic winds, hail and tornadoes from OK and Kansas…Also snow may appear every couple of years, there were two light snows that did not cover the ground during a 5-year period followed by a 10 inch snowstorm (very rare) in February 2021

MISCELLANEOUS
…Have never seen a poisonous snake or a scorpion on this property, 1 to 5 harmless snakes per year
…There is a very minimal number of mosquitoes and flies due to microorganisms
…The primary wildlife consists of deer, geese, ducks and wild hogs
…There is no state income tax in Texas
…Taxes in Texas are very favorable for agriculture
…No sales tax on anything purchased for the farm (tools, supplies, lumber, repairs, etc…)
…No state and federal taxes on farm fuel for tractors etc…

The views here are amazing, the summer south cool breezes are great on top of my “million-dollar hill”. There is a 180 degree view of 4 to 7 miles of rolling ridges of oak trees, only man-made thing that is visible is two cell towers within two miles.

Selling as is, needs clean up and lots of miscellaneous. I kept the land value down so there is $100,000+ to get everything perfect, actual cost should not exceed $20,000 to $40,000.

There are many near by services available:
…My feed store is only 2 miles to the south, they also sell food/groceries, antifreeze, etc… And cook food for take out
…One mile to the north is a little town called Bradford, there is a fire department, newer restaurant, and a store that has a big tire shop, sells feed and all types of hardware, tools, etc… Plus gas and diesel fuel
…An equine vet is at the end of my 1/3 mile driveway and another excellent equine vet is 14 miles to the north at Athens.

PROPERTY EVALUATION AT 177 AN CR 466, PALESTINE, TX 75803

Main barn…………………………. 3060sf at $45sf………………. $137,700
Mare motel……………………….. 4608sf at $23sf………………….105,980
Stud barn………………………….. 1368sf at $40sf……………………54,720
Shop…………………………………… 3750sf at $45sf………………….168,750
Awning on shop……………… 825sf at $10sf………………………..8,250
5 miles/horse fencing…… at $10LF………………………………260,500
(very special, expensive “lifetime” fencing, can be electrified)
131.667 acres…………………….. at $9,000/acre………………. .1,185,000 — this probably should be $10,000 plus per acre
TOTAL ESTIMATED VALUATION…………………….$1,924,050…call it
$1.925 Million dollars net

THIS OFFERING IS SUBJECT TO WITHDRAWAL, PRICE AND INCLUSION MODIFICATIONS, ALL OFFERS CAN BE REJECTED.
Information provided is believed to be accurate, however it is the responsibility of the Purchaser to investigate and verify all information pertaining to this offering.

18 minutes south of Athens
1½ hours southeast of downtown Dallas
1½ hours northwest of Lufkin
1¾ hours northeast of Waco
3 hours north of downtown Houston


Property Location


Property Details

  • Price: $ 1,925,000
  • Address: 177 AN CR 466
  • City:
  • Area:
  • County: Anderson
  • State: Texas
  • Zip: 75803
  • Property Lot Size: 5,735,415 square feet

Approx. Acreage: 131.667

Year Built: 2007

# Of Stalls: 21

Type Of Fencing: "Lifetime" horse fencing

Barn #1 Size: 3060 sf

Barn #2 Size: 4608 sf

Soil Type: Sandy Loam

Property Features

yesBarn(s)/Stable(s)
yesFenced/Cross fenced
yesMare Motel
yesPasture(s)
yesQuarters
yesStallion Barn
yesStalls: 13-74
yesStock tank(s)
yesTack Room
yesVet Room
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