Location The property sits along FM 279 near Ben Wheeler in Van Zandt County, about 4± miles from town. Tyler is roughly 30± miles southeast, about 30 minutes, and Dallas is around 80± miles west. It carries about a half mile of FM 279 frontage and nearly a half mile on VZ County Road 4408. It is in the Van ISD. Land & Use The land is planted and fertilized in Bermuda and Coastal hay, low-fenced and cross-fenced, and set up for cattle and hay production. About 5.6± acres are mixed timber, and a 1/2± acre pond sits on the eastern side. The frontage and road access also open commercial or residential development sites. Whitetail, turkey, and dove use the property. Utilities Co-Op water and electricity run along the FM 279 frontage, with a high electric line through the back parcel. Purchase Options West Ben Ranches is offered as a 109± acre tract and three separate 12± acre tracts, giving buyers flexibility to take the larger acreage or a smaller parcel. Remarks West Ben Ranches offers hay-producing East Texas acreage with FM 279 frontage, a pond, and development potential near Ben Wheeler, available as a 109± acre tract or three 12± acre tracts. It fits a buyer looking for cattle and hay ground or a smaller development or build-site parcel, within about 30 minutes of Tyler.