River Oaks 80

Location: The River Oaks 80 is located on River Oaks Rd. approximately 112 miles from Dallas, TX., approx. 1.7 miles southeast of Big Sandy, TX, and 10 miles west of Gladewater, TX. The property is also a short twenty-minute drive to Tyler, TX. Overview: The River Oaks 80 is a well-timbered 80 +/- acre property located just outside of Big Sandy TX. The property exhibits an excellent combination of timberland and recreational features. Notable features include rolling to flat terrain, heavy timber, and abundant water sources. Productive plantation pines and hardwood timber cover most of the property. Approximately 39 acres are in both planted pine and native pine, while the balance lies in native hardwoods, open areas, and water. Land stewardship for the future landowner may lend well to recreation, timber production, and hunting. Improvements: There are no structural improvements on this property making it a clean slate for a new owner to make it their own. The current owners have developed nearly 1.25 miles of ATV/UTV trails throughout the property. Trees, grasses, soil, and forbs: The property boasts rich, high-quality soil that supports a diverse blend of hardwoods and upland timber along with planted and native pine covering most of the property. You’ll find Bienville Fine Sandy Loam and Lulus Fine Sandy Loam over most of the property. Different hardwoods include red oak varieties, desirable white oak varieties, and hickory. Other species of trees consist of an abundance of loblolly pines, some native pine, willow and river birch along the creeks, and a mix of black gum and sweet gum, elm, and some cedar. With the average age of the pine timber being approximately 20-30+ years old, timber thinning/production may present a potential future income source for the landowner. The dense tree coverage enhances recreational opportunities and provides privacy, contributing to the property's overall visual appeal. The hardwoods and drainages provide contiguous travel corridors for deer and the pines have been planted for both aesthetics and future income. Water: The property is also well-watered with several creeks and streams running across the tract. Over 1,330’ of Big Sandy Creek runs through the middle of the property. Aside from Big Sandy Creek, you’ll find an additional 1,400’ of a tributary that feeds into Big Sandy Creek. At that confluence, there’s also a 2+ ac duck slough that stays full nearly all year long as well as several old ox bow ponds from the main creek bed. Lastly, the property sits well within the Carrizo Wilcox and the Queen City aquifers, so a water well is certainly a possibility if desired. Topography: The terrain of this property features gently rolling to flat topography with some floodplain along the creek bottom, providing convenient ATV access via county maintained roads. This provides the landowner with practical functionality and allows access across the property. Elevation changes approximately 30 feet with the highest elevation on the property being just below 310 ASL, gently sloping down to just below 280 ASL on the southern end. Wildlife and fisheries: The property has been hunted conservatively over the last several years. The ranch has a notable population of wildlife including white-tail deer, hogs and varmints. This region of Upshur County is respected for its abundant whitetail deer population. The Big Sandy Creek bottom is fertile and provides ideal habitat for migratory ducks and deer alike. Easements: There are two electrical easements known to the seller on this property. Utilities: Upshur Rural Electric provides electricity along River Oaks Rd. and onto the property. Minerals- No minerals are owned by the seller. Property taxes: Taxes were approx. $231 for 2023. The property currently has a timber exemption in place. Schools: Big Sandy ISD Price: $292,657 ($3,650/acre) BROKER & COMMISSION DISCLOSURE: Buyer’s Agent/Broker must be identified upon first contact with Listing Agent/Broker and Buyer’s Agent/Broker must be present on initial property tour to in order to participate in the real estate commission. Commission splits will be at the sole discretion of Hortenstine Ranch Company, LLC. CONTACT: Stephen Schwartz – Agent 903-738-7882 Mobile stephen@