County Road 3233 Clarksville, TX 75426

Red River County may be located only an hour and a half from the DFW area or an hour from Texarkana, but the area offers a nice quiet reprieve from the bustle and noise of urban life, almost like stepping back in time. The drive to this offered property from US 82 at Clarksville winds northeast along FM 1159 for ten miles, passing pastures, row crop farms and forests along the way. Five minutes on maintained county roads brings you to the property just north of Pecan Bayou, close to the earliest northeast Texas settlements of Pecan Point, Mound City and Vessey.

The once busy farmstead is now cloaked in native hardwood and pine forests. The remnants of these farms are nestled back in the quiet woods now, the hard work of previous generations growing crops and raising livestock now exist as cherished family memories. Row crop furrows are still visible in places on this property, some of the current owners worked on the farm for their grandparents generation during summer breaks. There are very large old post oaks, red oaks, sweetgums and pines that once were scattered about the old fields and around the houses, ponds and barns. These large sprawling trees now stand in contrast to the slender young timber as reminders of what this landscape once was.

As is happening across much of the rural South, the time has come for passing these legacy farms along to a new set of owners. The soils had been used in the past to grow crops and for pasture which could complement a residential plan. Recreational activities such as hunting, ATV riding or just walking in the woods could work with a residence or weekend getaway. The soils could also once again support grazing if converted back to pasture. The current conditions on the property make it easily suitable for forestry management, with favorable species of hardwood to go along with the loblolly and shortleaf pine. Allowing this forest to grow over time while making use of it recreationally would be a good plan for this acreage.

In terms of potential hunting opportunities, there is plenty of evidence of whitetail deer and feral hog present on this property. Wild turkeys were seen about a half-mile north crossing the county road, and there currently is a turkey hunting season in this portion of Red River County being north of Highway 82.

The native forests on this property are young, vigorously growing pine and hardwoods that have naturally reforested the fields. A thinning harvest was last done in 2001, and the regrowth of the last twenty-four seasons has produced another crop of trees. There is a wide assortment of species on the uplands including loblolly pine, post oak, ash, shortleaf pine, water oak, sweetgum, various red oaks, black walnut, American elm, Florida maple, American holly, black cherry, dogwood and hornbeam. In addition, cedar elm, overcup oak, willow oak, sycamore, pignut hickory, bitter pecan, river birch, pawpaw and blackgum are several of the species found in the bottomland areas. The growth stage is to where the understory is beginning to open up as the shade suppresses the brush, revealing a fairly open forest in most places. There is a substantial percentage of oaks, sweetgum and pine that will be contributing greatly to the future economics of this young forest.

The relatively level uplands on the northern half of this property slope to the south towards the one major perennial stream, Schaffline Creek, which cuts across the southwestern corner of the 44.8 acres. The smaller Tanyard Branch runs easterly along the northeastern boundary of the 12.7 acre parcel. Several wet-weather branches on the 44.8 and 32.8 acre parcels lead into the six or seven total acres of bottomland Thenas fine sandy loam soils associated with Schaffline Creek, which drains into Pecan Bayou to the south of the property.

This farm is offered in seven parcels that will all have county road access. Proposed parcel mapping is found in the downloadable documents. Electric power is present on five of the parcels; a utility right-of-way will be reserved for the other two tracts by utilizing county road access.

This proposed 32.8 acre parcel is being offered for $180,236 or $5,495 per acre. See the Parcel Pricing Table in the downloadable document section.

Further details of this offering include:

Sellers are offering the land for sale as individual parcels as shown on the proposed parcel mapping, or a combination of two or more into larger parcels; but the Sellers will not sell subdivided smaller parcels.
Sellers will be requiring a deed restriction that prohibits further subdividing in any subsequent sale that are smaller than the originally-offered parcel.
Land usage will also be restricted to non-commercial activities; acceptable usage would be residential, recreational, agriculture and forestry. See Property Use Restrictions in downloadable documents.
There will be a reservation for a utility right-of-way on County Road 3233 along the boundary between the 12.2 and 14.1 acre parcels to allow utility access to the 16.9 acre and 32.8 acre tracts.
The division lines between parcels have not been surveyed; the mapping is provided as an illustration of the Sellers intent. County roads and/or exterior boundaries define the 20.7, 12.2 and 12.7 acres. The access corridor for the 32.8 acres is intended to be approximately 75 feet wide.
The entire 154.222 acres was surveyed in April 2024, with the plat being available upon request. The acreage figures of the parcels is estimated only, based on Appraisal District information, using GIS and aerial photo interpretation, deed call information and ground checks of corner and line markers.
There are no minerals available, Sellers are reserving all owned mineral rights.
FEMA flood zones are not mapped for Red River County.
Taxes for 2024 were $122.48 on the total of the entire 154 acre block. The property is currently under Ag/Timber Valuation. A New Owner will be responsible to verify tax status, rollback provisions, and/or apply for Ag/Timber Valuation at the Red River County Appraisal District, as the valuations are tied to the landowner, not the land.
State Railroad Commission data shows no pipelines, oil or gas wells on the property.
Property is in the Clarksville Independent School District.
Electric Power - a powerline is along the northern boundary of the 20.7 acre parcel, and along the east side of County Road 3230, running northeast to southwest across the 12.7, 12.2, 14.1 and 44.8 acre parcels. A utility right-of-way will be reserved for the other two tracts by utilizing county road access. Service drops and connections will be the responsibility of the Buyer. Lamar Electric Cooperative 903-784-4303.
Telephone landline is indicated along County Road 3230, it is believed to be Windstream/Kinetic.
Septic system / water well will need to be installed and is responsibility of the buyer. The Red River County Auditor (903-427-2131) oversees the permitting of On Site Sewage Facilities in Red River County. Installers are licensed by the Texas Commission on Environmental Quality. Water well drillers in Texas are licensed by the Texas Department of Licensing & Regulation. Their websites list licensed service providers.
See the ground and drone photos, as well as the downloadable maps and documents, which include a soils map.

To arrange site visits, please contact listing agent Mark Brian at 936-590-0986, or through the TerraStone office at 936-590-4909. Buyers agents are required to contact listing agent to arrange site visits and are required to accompany potential buyers at the time of the first visit. Visitors will be required to execute an Agreement for Land Entry Permit, which is included in the downloadable documents.

Brokers, agents or individuals interested in submitting offers should first contact Listing Agent for details on legal names and other administrative items concerning the Seller information need