$3,600,000 • 288 acres
Property Overview: A wild and natural place, Hickory Creek Ranch includes rolling terrain, massive hardwoods, exceptional wildlife habitat, trophy whitetail deer and over 1.58 +/- miles of Hickory Creek. Visitors are likely to experience "sensory overload" when visiting this dynamic property. Properties like Hickory Creek rarely make it to the market; and present a unique opportunity to own a piece of a highly sought-after area of Texas.
Location: Hickory Creek Ranch is an easy 80-mile drive north of Dallas & Forth Worth and a 30-minute drive to Thackerville, OK (home to Winstar World Casino & Hotel).
It is located on the south side of FM 2383 in a highly sought-after area of Cooke County, only 15-20 minutes northeast of Gainesville, Texas & Interstate 35. Gainesville has all the necessary amenities (population in 2020 was 16,557).
Access: Hickory Creek Ranch includes 2,000+/- feet of paved road frontage on FM 2383 on the northern end of the property. There are no other roads fronting the property, resulting in an abundance of privacy and seclusion.
Terrain: The terrain is rolling to steep, with over 130' of elevation change within the boundaries of the property. Hickory Creek Ranch includes a combination of both upland and riparian landscapes. There are rocky ridges and draws as well as deep soils perfect for wildlife food plots or a potential pecan orchard. The property is largely blanketed by a hardwood forest including a variety of oaks and other native trees.
Trees: Tree diversity on the ranch is impressive and includes red oak, burr oak, blackjack oak, walnut, hickory, elm, plum, eastern redbud, post oak, cedar, sycamore, hackberry and a variety of other trees common to the Red River Valley. An ancient, impressive burr oak with a 14 1/2 ' circumference sits just off Hickory Creek. Large, mature Pecan trees and hundreds of smaller pecan trees, some of which have been grafted, are located in the central portion of the property adjacent to Hickory Creek.
Grasses: A variety of native grasses common to the area are found here, including little bluestem, big bluestem, silver bluestem, Indiangrass, sideoats & hairy grama, tall dropseed, vine mesquite, Canada wildrye, buffalograss and Texas needlegrass.
Browse and Forbs: Including greenbrier, blackberry, redbud, sand plum, American beautyberry, patridge pea, smooth sumac, Virginia creeper, ironweed, eastern poison ivy, box elder, Engleman Daisy, buffalo-bur and other native species. The combination and diversity of plants in this ecological area is vast.
Wildlife Species: Northern Cooke County is well known for its low-fence trophy class deer, and Hickory Creek Ranch is no exception. Several bucks in the 200+ B&C class have been harvested in the immediate area. Turkey populations can also be really good with opportunities to enjoy the spring breeding season. Additionally, there are hogs, bobcats, coyotes, owls, dove, bats, bald eagles, woodpeckers, hawks and over 315 vertebrate species native to this region of Cooke County and the greater Red River Valley. Wildlife and hunting can be nothing short of exceptional on this property.
Water: Surface water is provided by over 1.58+/- miles of Hickory Creek frontage on one or both sides of the creek. There are year-round pools of water in the creek with black bass, bluegills, and other fish species. Several smaller drainages appear to present themselves as viable pond/ lake sites, but would need to be confirmed by a certified lake engineer and proper officials. Groundwater in the area is good with a high likelihood of drilling a water well.
Property History: Hickory Creek Ranch is the eastern most part of a larger ranch that has been owned by the same family for 25+/- years. The ranch has been taken good care of and lightly hunted.
Area History: Incorporated in 1848, the county was named after a hero of the Texas Revolution, William McKinley Cooke, who fought at the Battle of San Jacinto and served as Chief Clerk of War for the Republic of Texas. Later, the Butterfield Overland Mail Route would cross this part of North Texas, carrying mail and wealthy passengers from St. Louis, Missouri and Memphis, Tennessee along some 2,800 miles to San Francisco. Today, the countryside still exudes the same wild nature that called to civilizations past; abounding with wildlife, home to undisturbed and mature tree canopies with vista views for miles.
Land Management: The property has one wildlife food plot measuring approximately 1.25 acres. There are 3 other open to semi-open meadows with multiple opportunities to develop more wildlife food plots/ cultivated areas as follows:
7-10+/- acre North Meadow below home building location.
3-4+/- acre Pecan Orchard in middle of property.
3+/- acre South 160 centrally located with 4-5 big scattered oaks.
Roads: Landowner has recently improved the internal road system throughout the property improving access considerably.
Fencing: The north, south and east boundaries are fenced. A majority of the west boundary has been cleared, but not currently fenced. Fencing cost is a negotiable item, but a western boundary fence will need to be built after closing.
Lake Texoma: Impounded in 1944 and a short distance from Hickory Creek Ranch, Lake Texoma is a renowned fishery and recreational lake found along the border between Texas (Grayson and Cooke Counties) and Oklahoma (Bryan, Marshall and Love Counties). This 74,000+/- surface acre lake is controlled and operated by the US Army Corp of Engineers and attracts over 6 million visitors every year. The two major tributaries of Lake Texoma, the Red and Washita Rivers, make Texoma one of the few freshwater lakes in the United States with a self-sustaining, landlocked population of striped bass. Black bass are also present in Lake Texoma including Largemouth Bass, Smallmouth Bass, and Spotted Bass. Catfish include Channel Catfish, Blue Catfish, and Flathead Catfish. The current Texas state record Blue Catfish was caught here in 2004, weighing 121.5 pounds. Fishing guides operate year-round on Lake Texoma and can accommodate families or large groups.
Information provided by TPWD - Lake Texoma
Maps and descriptions of Public Access Points can be found by visiting TPWD - Lake Texoma Public Access Points
Minerals: No minerals are owned by the landowner or offered with the sale. There is a single producing well on the front of property operated by Sydri Operating, LLC. A couple of old and mostly inactive pipelines cross the northern end of the property.
School District: Hickory Creek Ranch is located in the Callisburg Independent School District.
Property Taxes: Annual property taxes should be approximately $500 and property is agriculturally exempt.
Utilities: Electricity in the area is provided by PenTex Energy. There are currently no water wells on the property, but a number of water wells are in the immediate area. Depths of area wells range from 600-800 feet and produce from 10-25 gallons per minute.
Price: $3,600,000 ($12,500 per acre)
Broker/ Agent Contacts:
Chris Wengierski 214-707-3474 mobile
Blake Hortenstine 214-616-1305 mobile