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$1,360,000  •  340 acres
The Cliffs Ranch is a 340 acre ranch located in the southeastern corner of Hughes County, about seven miles west of McAlester Army Ammunition Depot and seven miles southeast of Stuart, OK. The ranch has no improvements other than exterior fencing and some cross fencing but what it lacks in manmade features, it makes up for in natural beauty. True to its name, there are some big elevation changes on the ranch with the most striking being a nearly vertical 80 foot drop from the upland pasture down to Piney Creek bottom. This transition is comprised primarily of sandstone outcrops and blanketed by oaks. About 1/3 of the property is open pasture and the rest is a mixture post oak, blackjack, pine and cedar on the high ground with larger red oak, birch, elm, and sycamores along the creeks. The growth of paper bark birch and river cane along the creeks are good indicators of year around water flows as these species require abundant water to thrive. The creeks run clear but with a attractive tannin tint to them. Caney Boggy Creek runs for 5000 feet east to west through the ranch and Piney Creek runs an additional 4500 feet north to south. The two creeks intersect in the southern portion of the ranch and has 17 acres of open sandy loam soils found in two creekside meadows. This combination of future food plots and mature timber at the junction of two watersheds that serve as wildlife corridors would be an ideal area to steward a tremendous wildlife population. If you also want to run cattle, the upper pastures would be easy to isolate from the wildlife area in the creek bottom. The upland pastures have multiple stock ponds to provide water for the livestock. In addition, this portion of the ranch has some tremendous views looking east across the confluence of the two drainages, making it an ideal location for your dream hunting lodge or home. For those looking for an unimproved property with great natural features to develop and manage, please contact Sean Childress at 580 320 5791.
$1,250,000  •  332 acres
Pivot Farm is located 2 miles west of Highway 75, adjoins the town of Gerty, OK, and is 100 miles from OKC or Tulsa and 150 miles from DFW. This 332-acre farm is 1/2 mile wide and 1 mile deep with slightly more than a mile of paved road frontage and 1 1/2 miles of gravel road frontage. Electricity and rural water run along the frontages, with a 6-inch water line running along the west boundary and a 2 inch water line running along the north boundary. This location makes it a quick and easy drive to and from nearby metro areas. The exceptional amount of road frontage and utilities give you an impressive amount of flexibility with respect to accessing, development or subdividing the property while the paved frontage and nearby highway make it easy to transport your agricultural products to market. This part of Oklahoma has deep, sandy soils, long growing seasons and warm summers that are perfect for growing thick, lush stands of bermuda grass. Pivot Farm has all these ideal natural features for growing hay plus the added advantage of sitting atop a shallow, highly productive aquifer. The water table is typically around 40 feet deep and extends down through coarse sand and gravel deposits to a shale layer at about 70 feet below ground surface. Due to the highly porous nature of the subsurface, wells in this area routinely produce 400 to 500 gallons per minute. Pivot ranch has two of them that were drilled in 1996 that supply a 120-acre pivot set at 800 gpm. The seller's have 240 acre-ft of annual water rights that date back to 1997 and these rights will transfer with the surface. In addition, the property is almost 100 percent open with a very few trees scattered in the northeast and southeast corners as well as a few around the home. The irrigated hay ground needs to be regraded in at least two areas to address drainages that are eroding due to heavy rains the past few years. Other than that, the next owner will need to determine if they want to hay the grasses currently present or to aggressively establish a higher grade of forage to service the premium hay market. Weed spray, fertilization and irrigation would make this a truly productive hay operation capable of consistently turning out top forage yields. Although the north half of the property is not irrigated, this area could be simply cut for hay as it is now, or an additional pivot could be installed to bring both quarter sections into a higher level of production. Our hope is to someday see 18 wheelers driving onto the property from the paved frontage road to load up with top quality horse hay before heading out to market along Highway 75. A nice three bedroom, three bathroom country home is located on the west edge of the property. At 2032 square feet, this home is large enough for most families. This is an older home that has been remodeled, added on to and updated over the years. Typical of country homes it has a large porch and is surrounded by shade trees. The kitchen, dining room and living room are an open design and the bedrooms attach to this core area on two sides, with the master bedroom being isolated on the back of the house. In years past, the description of the property would end at this point, but there are new opportunities for rural properties that are now part of the discussion. A large transmission line crosses the property, and an electric company substation is located on a neighboring property at the northwest corner of the farm. When you combine that with a generally south facing slope and open land you get the ideal recipe for a solar farm. We have been getting an increasing number of calls from solar companies looking for candidate sites. Our discussions with these companies lead us to believe that this property would be a good candidate when solar developers look to this part of Oklahoma. If you are looking for a property with great water resources, productive soils and setting ideal for hay production along with a nice home and the potential for generational wealth from a future solar farm, please call Chrissy Banks at 765 220 2489.
$1,500,000  •  314 acres
The Lamar Mountain Ranch is located just North of Lamar Oklahoma in Hughes County, 92 miles from Oklahoma City and 200 miles from Dallas/Ft. Worth. This hardworking ranch has spent its entire life caring for and raising commercial cattle on its 314 acres. The ranch itself is relatively flat but just beyond its Western border the elevation increases about 200 feet creating breathtaking views of what locals call "Lamar Mountain". The property is mostly open with areas of dense hardwoods for cover. The soils on this ranch are mostly class 2 and 3 soils consisting of Dennis Loam, Verdigris Silt Loam and fine sandy loam. These soils are fertile and support rangeland production. The western pastures have been terraced to prevent erosion and have served their purpose well. The perimeter fences of the ranch have been completely replaced in recent years and are in great shape. There are some interior cross fences which are in need of repair but are serviceable. Running North to South through the middle of the ranch is an old railroad which has since been abandoned and rails removed leaving a strong rock base, now a driveway, allowing for year-round access to any part of the ranch regardless of wet conditions. In addition to easy access, good soils and fences, the ranch has 9 ponds meaning even in a drought year you can still water your livestock. The eastern side of the ranch has almost 4000 feet of road frontage and several access gates to the 3 cross fenced pastures. There is a small, older, barn in the south eastern pasture that could serve as shelter or hay storage. It is also on this side of the property where Middle Creek is located. Middle Creek isn't deep or wide meaning it's easy to maintain crossings and water gaps. The main low water crossing has been recently fixed to include a nice concrete crossing wide enough for pickups and equipment. While this ranch is a hardworking cattle ranch, we have to mention the opportunity for development of trophy whitetail and other game. The dense mountain side is home to many large whitetails that Hughes County is known for. The area is quiet, not heavily populated and located between two of Oklahoma's major rivers, The North and South Canadian. Looking at a map this valley is sandwiched between higher, densely forested areas on both the East and West side. This narrow strip of fertile flat land would make the perfect place to establish food plots and create deer habitat.
$773,500  •  260 acres
Under Contract
Hideaway Ranch is a 260-acre property located just southeast of Allen, OK in Hughes County, 2 1/2 hours from Dallas and 1 1/2 hours from Oklahoma City. A paved county road runs almost all the way to the property before you make your final turn down a private road that leads to the ranch entry. Consequently, the ranch is extremely easy to get to but offers a unique amount of privacy as it is tucked away out of sight from the rest of the world. The property is mostly wooded with six main openings that can be used as either food plots or allowed to grow up in transitional cover that offers browse and sanctuary areas. Thicker areas like these offer significant thermal and escape benefits for whitetails that encourages them to stay on the property throughout the year. The owner also runs corn feeders on the edge of these areas as an attractant. In addition, two ponds provide wildlife with water throughout the year. The larger of the ponds is almost 1 acre in size and we think it could be nice fishery. For those who want a larger body of water, we have identified a 10-acre lake site on the west side of the property. The entire lake would be on the property and the Land Doctors have some nice development ideas in mind for it to maximize the fishing potential. Hideaway Ranch has a nice roll to it with over 100 feet of elevation change from the rolling ridge that bisects the property down into hollows that flank either side of it. The flats have nice sandy loam soils that will be easy to plant as food plots while the hollows have more exposed rocks and small boulders. A blanket of oaks covers most of the property that will provide a natural nutritional base that you can supplement with feeders, minerals, and food plots. Good progress has already been made on that front by the current owner as evidenced by the bachelor group of bucks and a similar size group of does and fawns that stay on the property. A very nice trophy buck has been taken on the property and we can see that there is already a pipeline of younger ones that will make nice quality trophy bucks in the future. If you like to shoot wild hogs, then you will certainly have plenty of opportunity to do that as well. Close inspection of some of the trail camera photos of the hogs reveals some rather long snouts which can be indicative of Russian or Eurasian bloodlines. Wild turkeys have certainly been on the decline in Oklahoma, but Hideaway Ranch still has a nice flock of them. Good design is always helpful when it comes to hunting and managing wildlife. Hideaway Ranch has all the hallmarks of thoughtful design. A center clearing runs along a subtle ridgeline that bisects the property. From this central corridor, smaller trails complete with reflective road signs branch off and lead to the food plots. This gives multiple hunters an opportunity to quietly move to their hunting location without tracking through another hunter's spot. No matter which way it is blowing, you will have at least one food plot that has the access you need to keep the wind in your favor. Lastly, if like to stretch out and take some longer shots, the central trail offers shots as long as 500 yards if you clear a path to the back of the north food plot. There are 350-yard shots that already exist along it. Of course, it's always nice to have a nice place to stay and leave your equipment and supplies. The property comes with a nicely maintained and clean mobile home with 3 bedrooms and 2 bathrooms. A nice large porch has been added to the front and serves as the perfect spot to stop and take your muddy boots off. A storage container offers the perfect pest free spot to leave your extra feeders, stands, ATVs and small tractors. Lastly, you will enjoy riding the ATV trails on the property and we think you will be impressed with the small bridges and gravel that have been added to make sure that they stay in good shape regardless of the weather. If you are looking for a place that would be ready to hunt this fall, please call Colton Coale at 405 615 7645.
$1,140,000  •  204 acres
Update: 10 acres of the northwest corner of the property has been taken off the market. 204 acres remain. Tombstone Ranch is a 204-acre property located just southeast of Allen, OK in Hughes County, 2 1/2 hours from Dallas and 1 1/2 hours from Oklahoma City. With frontage on both paved and gravel county roads and being located 2 1/2 miles from Highway 48, this property offers easy access to and from the major metro areas. The ranch takes its name from a small cemetery located just off the property's southeast corner but rightfully has a ton of western character of its own. The land consists of a relatively flat upland pasture that has four wooded draws that fall away to the south and east. Two of the draws have ponds. The western most pond is about an acre and there are two other ponds in another drainage that are each about a half-acre in size. The owner is currently building a third larger pond in this drainage that should be about 3 acres in size. Other water resources include a nice wet weather creek that runs along the northeast corner of the property and a buffalo wallow located in middle of the upland area. Lastly, an old hand dug well with a sandstone rock opening sits near an old homeplace near the uppermost pond. The pastures are a mixture of cool and warm season grasses such as bermuda, clover and rye grass. Although mostly open there are two small areas of dense cedar growth and large oak trees grow along the wet weather creek. This area is a travel corridor for deer coming down from the densely forested hills through the property and on to Muddy Boggy Creek. In addition, the property is close enough to natural wetlands along Muddy Boggy Creek that it's not unusual for mallards and wood ducks to visit the ponds during the winter. For those looking for a property that includes accommodations for extended family, Tombstone Ranch would be ideal with its two homes. The entry to the main home is through an attractive large entry with a driveway that flows and curves through the woods and up the hill. There the home sits in a pleasant opening with an overlook of the entry gate and bottom ground below. This 1750 square foot home has three bedrooms and two bathrooms and has lots of western touches like the heavy wood beam over the fireplace, wagon wheel light fixture, sliding barn doors and wood grain tile flooring. Just south of the house is metal shed with lights and a nice set of dog kennels. The property has both well and rural water. A second 1500 square foot, three bedroom, two bathroom home sits nearby but out of sight of the main home and is accessed by its own driveway from the paved road. This modular structure has a nice modern styling but still fits with the rural setting. It also has a large dog kennel and a small chicken coop nearby. Tombstone Ranch is a family ranch. Children, colts, calves and Catahoula puppies have been raised here over the years but the time has come for the family to move on to their next adventure. If you are looking for a place where you can raise livestock, hunt, fish and enjoy the peace and tranquility of rural Oklahoma living, then you need to come check out this ranch. Please call Sean Childress at 580 320 5791 to schedule a showing.
$455,000  •  130 acres
Tombstone Ranch West is a 130-acre property located just southeast of Allen, OK in Hughes County, 2 1/2 hours from Dallas and 1 1/2 hours from Oklahoma City. With frontage on a paved county road and being located 2 1/2 miles from Highway 48, this property offers easy access to and from the major metro areas. The land consists of a relatively flat upland pasture that has three wooded draws that fall away to the south and east. Two of the draws have ponds. The western most pond is about an acre and the other pond is about a half-acre in size. Other water resources include a buffalo wallow located in middle of the upland area and an old hand dug well with a sandstone rock opening near the smaller pond. The pastures are a mixture of cool and warm season grasses such as bermuda, clover and rye grass. Tombstone Ranch is a family ranch. Children, colts, calves and Catahoula puppies have been raised here over the years but the time has come for the family to move on to their next adventure. If you are looking for a place where you can raise livestock, hunt, fish and enjoy the peace and tranquility of rural Oklahoma living, then you need to come check out this ranch. Please call Sean Childress at 580 320 5791 to schedule a showing.
$550,000  •  64 acres
Tombstone Ranch East is a 64-acre property located just southeast of Allen, OK in Hughes County, 2 1/2 hours from Dallas and 1 1/2 hours from Oklahoma City. With frontage on both paved and gravel county roads and being located 2 1/2 miles from Highway 48, this property offers easy access to and from the major metro areas. The ranch takes its name from a small cemetery located just off the property's southeast corner but rightfully has a ton of western character of its own. The land consists of a relatively flat pasture overlooked by a nice rise where the home sits. A small pond is located just behind the home. The owner is currently building a third larger pond should be about 3 acres in size. Other water resources include a nice wet weather creek that runs along the northeast corner of the property. The pastures are a mixture of cool and warm season grasses such as bermuda, clover and rye grass. Although mostly open there are two small areas of dense cedar growth and large oak trees grow along the wet weather creek. This area is a travel corridor for deer coming down from the densely forested hills through the property and on to Muddy Boggy Creek. In addition, the property is close enough to natural wetlands along Muddy Boggy Creek that it's not unusual for mallards and wood ducks to visit the ponds during the winter. The entry to the main home is through an attractive large entry with a driveway that flows and curves through the woods and up the hill. There the home sits in a pleasant opening with an overlook of the entry gate and bottom ground below. This 1750 square foot home has three bedrooms and two bathrooms and has lots of western touches like the heavy wood beam over the fireplace, wagon wheel light fixture, sliding barn doors and wood grain tile flooring. Just south of the house is metal shed with lights and a nice set of dog kennels. The property has both well and rural water. Tombstone Ranch is a family ranch. Children, colts, calves and Catahoula puppies have been raised here over the years but the time has come for the family to move on to their next adventure. If you are looking for a place where you can raise livestock, hunt, fish and enjoy the peace and tranquility of rural Oklahoma living, then you need to come check out this ranch. Please call Sean Childress at 580 320 5791 to schedule a showing.
$199,000  •  53 acres
Smooth Rock Springs is a 53-acre property located just southeast of Allen, OK in Hughes County, about a mile from a paved road, 2 1/2 hours from Dallas and 1 1/2 hours from Oklahoma City. It has 1320 feet of road frontage on County Road 149 and another 220 feet on County Road 373. The main entry for the property is on the south boundary from County Road 149. From that point, you cross a small spring fed creek that has ponds constructed both upstream and downstream of the crossing. Afterwards, the main road continues uphill to a gravel pit and splits off into a series of trails that access the wooded areas of the property. This property is in a small, geologically quirky area that has some atypical features. For example, the gravel pit on this property is not in a creek or river bottom like most pits, instead, it's on top of a hill. In addition, the soil itself is a coarse sand with smooth gravel that ranges from pea gravel to small cobbles. These types of deposits are typically found along river channels where the rocks are worn smooth as they roll along the riverbed for hundreds or thousands of miles. Smooth Rock Springs is unusual in that these materials are deposited on a hilltop located five miles from the nearest river. In addition, this area is known for its shallow groundwater and numerous springs. True to the area, this property also has a large spring that feeds the small chain of ponds along the southern border. The local explanation is that these gravel and sand deposits are related to an ancient river that once flowed through the area. The sediments left behind by that primordial river create the setting for the unusual surface features we see today. In terms of vegetation, the land is about 80 percent wooded with scattered natural openings, ponds and the gravel pit being the balance of the land. The woods of the property are your typical cross-timber mixture of post oak, blackjacks and red oaks. Deer tracks are easy to see on the property and we saw a couple of deer while filming. Although on the small side, it could make a nice hunting property with some good management and by limiting hunting pressure. In addition, the constant flow of spring water through the ponds has the makings of a nice fishery. In fact, there is significant opportunity to enhance these ponds by building up the dams higher and creating a set of drawdown pipes to manage water levels for either fish or waterfowl. The gravel pit gives us an interesting insight into the soil layers of the property. A gray colored layer made primarily of gravel and coarse sand is located at the top and has a distinct boundary below it where the soil turns bright red and grades into a sandy clay. A layer of shale lies below the clay. The gravel can be used for roads and driveways and the clay has been used for building house pads in the past. These gravel and potential fill resources add an interesting commercial opportunity to the property that we don't normally see. The owner estimates over that there are well over 100,000 yards of pea gravel on the property. Given it is located at the surface, mining it would be a straightforward process once proper permits were in place. Rural water and electricity are readily available along the road frontage and in the past the spring was used to supply a former homestead with water. In that light, its also easy to see the property being developed into an attractive building location with a homesite on top of the hill overlooking the chain of spring fed ponds below it. In conclusion, the natural features of this property lend themselves equally well to a multitude of uses. If you are looking for a property with unusual features and flexibility like Smooth Rock Springs, please call Sean Childress at 580 320 5791.
$300,000  •  27 acres
Here at the Land Doctors, we have the opportunity to list some truly unique properties, but we're proud to present something new for us: a property custom-made for the aviators in our community. Located in Wetumka, Oklahoma, this property offers easy access via Hwy 9 and is just a short hour drive from Ada, Oklahoma. For those aviators that fly in and out of the Ada area, this airfield is just a short skip and jump away-perfect for those that enjoy flying in this part of Oklahoma but would like their own private place to land, take off and relax at. This 27-acre property features a beautiful grass landing strip in addition to several structures on property that offer flexibility for the buyer looking to make it their own. The runway itself is covered in a soft carpet of grass that stretches north to south along the property. At the southernmost end of the runway you'll find a secluded area that features two separate ponds; one visible at the end and the other hidden behind a small wooded area that provides excellent privacy. Moving to the north end of the property, you'll find a hangar that could use some TLC but currently houses a cropduster. Nearby, there's an enclosed shop building that sports a garage door as well as a small home that would make a great place to spend the night before a big flight or a place to relax after a long day in the air. Obviously, the grass areas on this property could also be used for other purposes, such as subdividing for new home lots in the Wetumka area, a possible cattle operation or even just a great place to build a homesite-especially in the southern areas. Runway Ranch offers a host of possibilities, but we believe that as it stands it could be the perfect place for our buyer to park a plane, enjoy the comforts that come along with living close to town and fly to their heart's content. For more information, call Eric Lynch at 405 664 6491.
$275,000  •  10 acres
Tombstone Ranch South is the 10 acre parcel with the 1600 square foot, 3 bed, 2 bath home on it. It comes complete with chicken coop and dog kennels and enough room to have a few other animals in the pasture. The home has a nice deck on the back and has been well maintained. If you are looking for a nice, stylish home on small acreage out in the country but on a paved road, then you really need to come check this one out. Please call Sean at 580 320 5791.
$109,900  •  9.98 acres
Great property for just about anything you need. Does already have a barn on it. All you need is the house, livestock, crops, etc.