Location: Seven Oaks Farm is located 1.75 Miles east of Woodson, Texas off of FM 209 at the end of County Road 391.
Directions: Travel west on Interstate Highway 20 from the Dallas- Ft.Worth Area. Exit Interstate Highway 20 in Cisco, Texas onto Highway 183. Travel north on Highway 183 to Breckenridge, Texas. In downtown Breckenridge, continue north on Highway 183 to Woodson, Texas which is approximately 21 miles from Breckenridge. In Woodson, Texas you will find the intersection of Highway 183 and FM 209. Turn right on FM 209 and travel approximately 1.5 miles to County Road 391. Turn right on County Road 391.
Property Description: Seven Oaks Farm is a very beautiful and diverse property, rich with history, located in the heart of Throckmorton County. There are big elevation changes, good interior roads and a large portion of Kings Creek, which is one of the most scenic and active creeks in the county. The farm currently has 155 acres of farm land in CRP with excellent grasses and 37 acres along the creek in the CRP CP-29 “Creek Project”. Both conservation programs are currently generating income for the farm. The farm features a 2100 square foot home in excellent condition and a 2900 square foot barn with a one bedroom apartment, work shop and large central hanger bay. The entire property has been well maintained and is in excellent condition. This farm would be an excellent recreational property for any family.
Home: This farm has a very rich family history. The current home on the property was constructed in 1925. The original portion of the house is pier and beam and in 2004 was updated and remodeled completely. In 2009, an addition was built onto the main house expanding the square footage to its current size. The house is approximately 2100 square feet with a brick exterior and contains (3) three bedrooms and (2) two bathrooms. Rural water to the house is from Stephens County Rural water supply and electricity is provided by Ft Belknap electric co-op. The home features central heat and air, a newly remodeled full size kitchen, a large family room with a wood burning fire place, a dining room, and a back sunroom. The yard is well maintained and features large beautiful pecan trees, fruit trees and a wonderful mix of other plant life.
Barn: The barn was constructed in 2004 and is 41 feet x 72 feet or (~2900 square feet). It is a very well built metal barn featuring a one bedroom apartment with a full bathroom, and a very large storage room. There is also a nice size work/wood shop, a gun room set up to handle any size safe and a huge open main bay room, large enough for all your farm equipment. This barn sits on a cement slab with large roll up doors on the north side for easy access. It has rural water connected to it and good electricity throughout.
Creeks & Terrain: Seven Oaks farm features over 5900 + feet of Kings Creek. This creek contains many deep water pockets and long stretches of standing water perfect for recreation and fun. Twisting and turning, Kings Creek has many large rock outcrops along the banks, large Elms and other hardwoods, and draws a big variety of native animals to its shores. It is truly one of the most beautiful water features in the county. The Seven Oaks Farm terrain has over 75 feet of elevation change from the deep draws along the creek to the big hilltop on the western side of the farm. This hilltop has a great view of the entire farm and much of the surrounding county.
Vegetation: Large hardwoods can be found along the creek, on the hills, and scattered throughout the pasture land. There are post oak, live oak, elm, chinaberry, pecan, mesquite, and a variety of other trees. Browse and native grasses that are beneficial to wildlife are also plentiful throughout the property. Diversity of cover includes hackberry, bumelia, lotebush, wild plum and a variety of other wildlife friendly plants. There are thick groves of Elm trees with Live and Post Oaks scattered over other parts of the property.
Stock Tanks: There are (7) seven stock tanks and (3) three of these consistently holding water year in and year out. Water levels can fluctuate depending upon rainfall, but the (3) three main tanks are extremely reliable. Those three main tanks are stocked with fish and are a good source of family fun.
Management History: The farm owners currently have (2) two USDA conservation programs active on the ranch. The 155 acres main field (105 acres & 50 acres) will be in the CRP CP-2 program until 2022. This program brings in an annual payment of $4621 to the land owner and keeps the fields in native grasses. The portion of Kings Creek on the farm is in the CRP CP-29 “Creek Project” program that conserves the wildlife habitat, improves soil and water quality and helps flood control. This project is in effect along the 37 acres of Kings Creek and will expire in 2020. It brings in an annual payment of $1274 to the current owner. Both projects must be transferred and assumed by any new buyer and must be maintained by a new owner until the end of the programs. The farm currently has a wildlife tax exemption as well. Scattered throughout the farm there are (4) four food plots ranging from ¼ to 1 acre in size and currently planted in a variety of grains.
Wildlife: Seven Oaks Farm is an excellent hunting ranch. Emphasis has been on the whitetail deer however with the large amount of Kings Creek located on the ranch, there is an abundance of native game. Turkey populations are excellent with a good habitat and roost trees along the creek. Migratory dove and ducks can be plentiful during fall and winter months. Quail are present and populations have been good in the past years. There is also bass, catfish, and crappie fishing in the various tanks and water pockets along the creek. There is no active hunting lease in place. Currently the family has four (4) corn feeders and two (2) deer stands set up. These can be conveyed with a sale.
Fencing: Fencing is in good to excellent condition on most parts of the ranch. Internally, there is one primary cross fence separating the 155 acre field, and a fence located on both sides of Kings Creek as part of the conservation program. The perimeter of the house is fenced off to keep cattle away from the main house and barn with a private security gate and coded key pad at the entrance for privacy.
Rural Water: Stephens County Rural Water Supply Corporation provides water to the house and barn.
Electricity: Ft Belknap Electric Cooperative supplies electricity to the house and barn.
Taxes: 2017 taxes are estimated to be $1466.26. The ranch is currently wildlife tax exempt.
Price: $995,000 ($3109 per acre)
Features and Activities
Co Rd 391, Woodson, TX 76491, USA