Fm 1769, Olney, TX 76374

Cotton Valley Ranch is a 160-acre North Texas ranch located just 10 miles north of Graham in northern Young County. This well-balanced property offers a rare combination of productive farmland, rolling pastureland, and natural beauty, making it an authentic multi-use ranch for livestock, recreation, and relaxation. The landscape features gently rolling terrain with approximately 40 feet of elevation change, creating scenic views and ideal building sites for a home, weekend retreat, or hunting cabin. A seasonal creek winds through the property, shaded by clusters of mature hardwood trees that provide both character and wildlife habitat. Alongside the creek, the topography naturally lends itself to developing larger surface ponds or small lakes if desired. A 35-acre field is currently in active cotton production, offering an agricultural component that can easily transition to other crops or improved grasses. Cotton Valley Ranch is comprised of native grass pastures well-suited for grazing cattle or horses. With three ponds already in place, there is ample surface water for livestock, wildlife, and recreation throughout the year. A mixture of open field and wooded areas supports abundant wildlife, including whitetail deer, dove, turkey, and wild hogs, making it a solid hunting and outdoor property. Access is convenient via a well-maintained and paved Farm to Market Road, and electricity and rural water are available, providing flexibility for future improvements. Cotton Valley Ranch combines the charm of a working agricultural operation with the peaceful beauty of the Texas countryside. Whether looking for a productive ranch, a hunting retreat, or a place to build your dream home, this Young County property delivers all the correct elements in one remarkable package. -- IMPROVEMENTS -- Utilities ~ Water and electricity are available on FM 1769 (buyer to confirm) Pens ~ A set of older working pens Road System ~ Rock and ATV roads throughout, sound road system Fencing ~ Adequate for cattle grazing -- WATER, COVER & TERRAIN -- Surface Water ~ Three ponds and a seasonal creek Water ~ Sparse underground water in the area Tree Cover ~ 78% wooded; hardwoods, mesquite, cedar, elm, hackberry, willow Underbrush ~ Thick underbrush Native Grasses ~ 100% native grasses Grazing ~ Currently under grazing lease Soils ~ Various, mostly sandy and gravelly loam -- HUNTING & RECREATION -- Wildlife ~ Whitetail Deer, Rio-Grande Turkey, duck, dove, hogs, varmint Hunting Pressure ~ Very little; no written hunting lease Fishing ~ Unknown, has not been proven Land ~ Crossable creek, wooded draw Native Grasses ~ Thick grasses, excellent bedding -- MINERALS & WIND -- Mineral Rights ~ Minerals unknown O&G Production ~ No current production on the ranch Wind Rights ~ 100% wind rights convey Wind Production ~ No active wind lease on the ranch, wind lease 7 miles north of property -- ACCESS & DISTANCES -- Road Frontage ~ FM 1769 - 3,770 ft Nearby Towns ~ 10 mi N of Graham, Texas Major Cities ~ 50 mi S of Wichita Falls, 110 mi NW of Fort Worth Airports ~ 15 mi NW of Graham Municipal, 55 mi SW of Wichita Falls Regional AGENT COMMENTS: Cotton Valley Ranch is a great investment property, thanks to its proximity to Graham, Texas, and access to utilities. A perfect getaway for a weekend hunter, investor, or cattle rancher looking to add land to a cattle operation. Listing Agent: