Description

Brief Info:

Located in east central Montague County just NW of the Metroplex, the 95.12+/- acre Montague 95 has the features that almost every buyer is looking for. There is about 100+/- ft of elevation change, a small tank and partial ownership in a Soil Conservation lake. Conveniently located on a county maintained road a short drive from either Nocona or Montague this property is laid out perfectly for a recreational user or full-time residence.

Location:

*Montague, TX 6 mi
*Nocona, TX 8 mi
*Gainesville, TX 38 miles
*Ft. Worth, 84 TX miles
*Dallas, TX 107 miles

Access:
*County Road
*Gravel Ranch Road

Water:
*Partial ownership of Soil Conservation Service Site 6 Reservoir
*Tank....Seller says it didn't go dry during the drought

Improvements:
*Boundary Fenced
*Interior graveled ranch road

Utilities:
Electricity nearby at neighbor on the south

Climate:
*Approximately 37.5+/- inches of annual precipitation
*Average growing season is 236 days
*Average fall first freeze is November 12th
*Average spring last freeze is March 21st

Minerals:
*No Minerals Owned By Seller

Wildlife:
*Whitetail Deer
*Rio Grande Wild Turkey
*Ducks
*Dove
*Wild pigs

Fishing:
Before the drought the fishing was tremendous. There is great potential but its too soon to tell after the drought.

Terrain:
*Rolling scenic views with a perfect location to build a house overlooking the lake & hidden from the road
*Very accessible with roads & trails throughout

General Description:

Access to the property is gained off of county maintained Aurelia School Rd. The heavy pipe gate is set back from the road for convenience which is helpful if you're pulling a trailer. As you travel east from the entrance, an interior graveled road follows the north edge of a nice wooded area to a perfect homesite overlooking the lake and the scattered trees in the valley to the east. The land seems to fall away from this homesite creating a spectacular view with tall native grasses waving in the wind and the lake just beyond. Numerous game trails with deer and pig tracks traverse the property, especially near the water's edge of both bodies of water. The Seller and their family have enjoyed hunting deer, doves, ducks and pigs on the property. In the recent past, this area was hit especially hard by prolonged drought conditions which took its toll on the lake. Before the drought, the Seller said the fishing was outstanding with a mature thriving population. It's unclear at this point if any fish survived the low lake level but the lake is at capacity again with the rains of 2015. Due to low water levels, many willow trees grew in much of the eastern portion of the lake. The growth of the new trees has created the perfect cover to establish a new population of fish and especially gives the young fry places to hide and flourish as they grow. The willows also created phenomenal cover and security for ducks with a tight flooded timber feel in some areas. Don't overlook the non-game species either. While we were getting pictures a Bald Eagle was spotted lazily gliding on the rising wind thermals.

Regardless of whether you're a sportsman or just enjoy all forms of wildlife, this property will not disappoint.