Tbd Fm 64, Ladonia, TX 75449

Rolling Waters Ranch | 141A± Acres | Fannin County, TX Near Pecan Gap & Lake Ralph Hall | TBD FM-64, Ladonia, TX 75449 There are places that simply feel like Texas. Rolling Waters Ranch is one of them. Set in the quiet southeast corner of Fannin County, just minutes from the shoreline of the under construction Lake Ralph Hall, this 141A± acre tract is a rare convergence of production, recreation, and enduring land value. The ranch is anchored by multiple strategically located ponds and an 8 acre lake, framed by mature pecan groves, and built for the rancher, outdoorsman, or investor looking for a place that works as hard as it inspires. The Land The topography rolls gently across improved pastures, with hilltop views giving way to rich draws and deep native grasses. Scattered hardwoods, pecan, oak, elm, dot the ridgelines and pond banks, offering a balance of open grazing and shaded cover. The property is perimeter and cross-fenced with working pens and lanes already in place, making livestock rotation or lease management straightforward and turnkey. Multiple ponds are scattered across the ranch, the largest being over 8 acres, creating a central water source for both cattle and wildlife. In total, the property includes 5+ ponds, and natural draws invite further enhancement for waterfowl or future wetland development. Trails and access roads are well-established and traverse the entire ranch by truck or ATV. The Operation Currently utilized for cattle and hay production, the ranch is well suited for a variety of agricultural pursuits. Soil types are conducive to both native forage and improved grasses. Infrastructure includes a metal barn with pipe pens and covered feed alleys, with additional room for equipment storage or expansion. The Habitat This is also a hunting property. The water, edge, and cover support whitetail deer, hogs, dove, ducks, and small game. Towering trees along the water edges create prime natural travel corridors. You can envision a well-placed box blind overlooking one of the larger ponds, ideal for early morning hunts or quiet evenings as the sun dips behind the ridgeline. The Location Positioned less than 1.5 hours northeast of Dallas and just west of Pecan Gap, the property is located in close proximity to the new Lake Ralph Hall—one of the most significant new water bodies in North Texas. With construction nearing completion, the area is primed for long-term growth and recreational draw, making this ranch a timely and strategic land holding. The Opportunity Rolling Waters Ranch is the kind of place that invites stewardship, land worth passing down, enjoying, and investing in. Whether you're managing a herd, guiding a hunt, riding the ridges, or simply watching the seasons turn under the pecan trees, this ranch offers a pace and a promise that's hard to find and harder to forget. THE FACTS: ASKING PRICE • $2,826,800 ($20,000/acre) LOCATION • Lake Ralph Hall – 3 mi • Bonham – 21 mi • Sherman – 41 mi • McKinney – 64 mi • DNT/SRT – 70 mi • Dallas – 85 mi CLIMATE Typical of the North Texas Blackland Prairie, the area experiences hot summers, mild winters, and an average annual rainfall of 42 inches—well-suited for livestock, forage growth, and wildlife habitat. UTILITIES Co-op electricity available Water well potential; area supports groundwater Buyer to verify all utility availability WILDLIFE Whitetail deer, feral hogs, dove, ducks, and small game Natural travel corridors and edge habitat Potential for enhanced wetland and food plot development MINERALS Negotiable VEGETATION Native and improved grasses, including Bermuda and native mix Scattered pecan, oak, and elm Natural browse and cover throughout the property TERRAIN Rolling topography with multiple ridgelines, gentle draws, and sweeping pasture Elevation change supports scenic views and practical pasture drainage About 50 feet of elevation change 540 feet AMSL- 590 feet AMSL SOILS Primarily Houston Black clay and Leson clay Excellent for forage production, grazing, and water retention IMPROVEMENTS Metal equipment/hay barn Pipe-working pens and covered feed alley Internal ATV trails throughout CURRENT USE Cattle operation and hay production Recreational use (fishing, hunting, trail riding) POTENTIAL USE Working ranch, weekend retreat, legacy estate Potential for recreational enhancement, wildlife improvement, or long-term investment hold FENCING Perimeter fenced and cross-fenced Functional for rotational grazing and property security ACCESS Frontage on FM 64 Frontage on Pilgram Rest Rd Multiple ranch entry points with trail access throughout EASEMENTS Standard utility easements (buyer to verify) No known pipeline or encumbrances impacting use LEASES Current grazing and haying lease in place