PRICE IMPROVEMENT! Overview: The Pines at Boggy Creek is an exceptionally well-timbered and well-watered recreational hunting property, located in the piney woods of NE Texas. The Morris County property is a part of the old, well-managed timber tract and comes with a nice mix of native timber, upland pine and bottomland hardwoods. The 245+/- acres boast perennial streams, a wide variety of mature hardwoods, managed plantation pine, and diverse plant life providing exceptional hunting opportunities for deer, hogs, waterfowl and turkey optimal. Location: The property is located ~8 miles south of the quaint town of Daingerfield, Texas. From Dallas, the drive is ~ 120 +/- miles (2 hr. 15 min); from Longview, the drive is ~35 miles (less than 45 min.). Improvements: There is a modest deer camp in the central portion of the property. Aside from the camp house, the property is a blank canvas for new owners to make their own. Timber: The Pines at Boggy Creek features 105+/- acres of managed loblolly pines located along the upland portions of the property. Running through the middle is a vast stand of old-growth hardwoods and mixed timber. This area is a classic hardwood bottom with a fairly clean understory and littered with White Oaks and other mast-producing hardwoods. The layout of the stands provides a unique and diverse setting for recreation and hunting alike. A portion of the pine timber is 20+ years old and the remainder is approx. 12 years old. Aside from the timber, the property boasts an abundance of native browse in its understory beneficial for wildlife habitat and diversity. Surface Water: The property features abundant surface water including the 1.8+/- Ac. Slaton Lake, a 3+/- ac and 1.5+/- ac wetlands, and several other seasonal wetlands and sloughs. Boggy Creeks runs for nearly a mile through the southwestern portion of the property and along its western boundary. Three other seasonal and spring-fed creeks run across the property as well providing ample opportunity for one to develop managed wetlands for exceptional waterfowl habitat. Wildlife: In terms of wildlife The Pines at Boggy Creek has a lot to offer. The property is located in a very private setting providing an excellent opportunity to have a nice, quiet place to hunt and get away. The topography, diverse, and abundant cover provide an excellent habitat for deer growth. The phenomenal cover also provides a home for feral hogs, squirrels, and Eastern Turkeys. Eastern Turkeys have been released by TPWD and NWTF over the years on a neighboring ranch making an encounter very common when visiting the property. The property's water assets provide duck hunting opportunities as well. Topography: The topography is undulating throughout the ranch with significant elevation changes surrounding the creeks and ridges on the property. The ranch has a high point of ~330 feet above sea level and a low of ~240 feet above sea level. Easements: One electrical easement on the SW corner of the property. Utilities: Electricity is provided by Bowie-Cass Electric Cooperative. Taxes: The ranch has a timber management plan in place and has a timber Ag exemption. Minerals: No sub-surface minerals are owned by the seller. Contact: Stephen Schwartz - Agent, 903-738-7882 , stephen@ Broker & Commission Disclosure: Buyer's Agent/ Broker must be identified upon first contact with Listing Broker/ Listing Agent and Buyer's Agent/ Broker must be present at the initial property tour in order to participate in the real estate commission. Commission splits will be at the sole discretion of Hortenstine Ranch Company, LLC.