JPJ ROCKIES RANCH NEAR ATHENS, TEXAS, OPEN HOUSE
Palestine, Anderson County, Texas
OPEN HOUSE APRIL 13, 2024 -- AUCTIONEERS ANNOUNCEMENT. Bidding now OPEN with seller’s informed consent. An opening bid or starting bid may be more or less than indicated. Most auctions start at $1 at online public bidding sites with increasing increments. The Auctioneer has full authorized discretion of publishing starting bid and bid increments in the auction process live or online. (Message the Auctioneer about how to access the reserve.) Property may be purchased immediately as a Reserve Met is authorized. Make the bid and offer the price you are willing to pay ASAP, no matter what you are willing to pay. When bidding is active, see the last bid. Cash or Seller may consider financing offers. Submit offers to the Auctioneer. Subject to Terms and Conditions of Sale, Buyer Costs, as is Condition, Competitive Bids, Seller authorized reserved rights in the liberty of bidding, and Auctioneer Fees. (13) percent Buyer’s Premium applies in addition to offer Myers Jackson Auctioneer TDLR 17057.
The views here are amazing, the summer south cool breezes are great on top of the “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.
There are many near by services available:
...Feed store is only 2 miles to the south, they also sell food/groceries,
antifreeze, etc... And cooked food for take out
...0ne 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 the 1/3 mile driveway and another excellent
equine vet is 14 miles to the north at Athens.
• 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 the private driveway, another equine clinic
is 14 miles north at Athens
• Driveway is 1/3 of a mile long with locked gate that provides privacy and solitude
• There is an excellent rural water system that provides clean safe water
• Includes an oversized water meter and put in 2,000 ft 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
• 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
...Have never seen a poisonous snake or a scorpion on this property, haven't seen a snake since 2021
...There is a very minimal number of mosquitoes and flies due to micro-
organisms
...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...
Starting from Dallas
get on highway 175 to Athens
make a right on Loop 7
stay on Loop 7, exit right on highway 19 going south
go 14 miles south and make a right (west) onto CR 466
entrance to property is ¼ mile on the left, look for driveway with ten foot high gray pipe
Lynn Beaurline
, Exp Realty, LLC
