872 CR 406, Throckmorton, TX 76483 - Throckmorton County

Nestled in the heart of north central Texas, TTT Ranch is a truly exceptional private sporting haven, boasting an impressive 315 acres of diverse terrain rarely found in Throckmorton County. As you enter through the welcoming gate, you are immediately embraced by the meticulous attention to detail that has transformed this land into a breathtaking landscape, offering stunning views that outdoor enthusiasts will absolutely cherish. A standout feature of TTT Ranch is its abundant surface water. Significant resources have been dedicated to enhancing fishing opportunities and waterfowl habitats, ensuring an unforgettable recreational experience for all visitors. This ranch is equipped with a two-story dock, a swimming platform, fish feeders, a convenient duck blind, deer blinds, deer feeders, and even a floating golf greenall designed to foster year-round enjoyment for everyone who sets foot here. TTT Ranch offers an internal road system that allows effortless access to every scenic corner, peak, and hunting location, making exploring the ranch a delight. Adding to its allure, North Elm Creek gracefully flows along the southern boundary, creating additional surface water and prime roosting spots for turkeys and serving as a vital corridor for wildlife. Strategically located below the elevated bluffs, approximately 45 acres of tillable farmland provide an essential food source for local wildlife. Currently planted in wheat for deer and sandhill cranes, this area will soon be transformed into a sunflower paradise, ensuring incredible dove hunting opportunities. In recent years, Bobwhite Quail sightings have further enhanced the ranch's vibrant ecosystem. Experience a perfect combination of natural beauty and modern comfort in this exceptional property! This custom-built home is designed to impress, featuring soaring ceilings and large windows that welcome the stunning morning sunlight and breathtaking sunrises over the tranquil lake into your living space. Spanning an impressive 2,800 square feet of climate-controlled living, this residence showcases exquisite custom finishes, including stained concrete flooring and a spacious open-concept kitchen that flows seamlessly into a welcoming family room adorned with a stone fireplace and attractive exposed beams. On the main floor, you'll be greeted by a generous primary suite complete with a private bathroom, alongside two guestrooms with a Jack and Jill style bathroom and a thoughtfully designed half bath that offers a dedicated dog bath for your furry companions. Venture upstairs to find a cozy loft area, perfect for additional sleeping arrangements, featuring multiple beds and a bathroom ideal for hosting extra guests or providing a fun retreat for children. Additionally, the property boasts a sizable carport to safeguard your equipment, complemented by two Conex containers and a small insulated building for all your storage needs. Whether you're seeking an enjoyable weekend retreat or a wonderful new residence, the TTT Ranch is an extraordinary property that's truly a rare gem.

AGENT COMMENTS: TTT Ranch offers an incredible opportunity as a fully equipped sportsman retreat, thoughtfully inclusive of all furnishings, deer blinds, and feeders. With its diverse elevation, picturesque surface water, ideal cultivation, and a deep seasonal creek, this property exemplifies the perfect blend of nature and enhancement. Years of dedicated management and feeding for both wildlife and fish genuinely reflect the passion invested in this land. Spanning 319.2 deeded acres, we are currently marketing the 315 acres within the existing fence lines. While we have a 2017 survey, it may require an update due to recent construction. This is not just property; it’s a dream come true for any outdoor enthusiast! Additional game pictures upon request.

-- HOME --

Custom built-in 2021; 2,800 sqft; 4 bed; 3.5 full bath

Open concept, kitchen open to the great room with large fireplace

Primary bedroom with spacious bathroom with shower

Two additional bedrooms with a jack-n-jill style bathroom

Upstairs loft with beds and bathroom and views of the ranch

Back porch with roll-up doors

Large windows facing the lake

Seamless metal roofing with gutters

Central HVAC

Fort Belknap water meter and electric meter

Aerobic septic system

Furniture will convey will acceptable offer

-- RANCHING & HUNTING IMPROVEMENTS --

Fencing ~ 2.75 miles of 5-strain barbed wire around the boundary

Deer Blinds & Feeders ~ (5) 4x6 insulated deer blinds, (2) tripods, (8) deer feeders, and (2) king ranch fish feeders

Corrals ~ Excellent cattle pens

Barns ~ Custom 30 ft x 40 ft carport for storing equipment

Storage ~ (2) 40ft Conex Containers, 15 ft x 25 ft insulated storage building

Roads ~ ATV/UTV dirt roads, miles of well-maintained roads throughout the ranch

Boat Dock ~ Two-story dock with swim platform and fish feeder

-- WATER, COVER & TERRAIN --

Surface Water ~ 6 ponds; 1 seasonal deep draw

North Elm Creek ~ 3,812 ft +/- creek frontage; whole southern boundary

Lake ~ 5.5 +/- ac; custom fishnet dam allows water to overflow without losing any fish; stocked with Largemouth Bass & Hybrid Stripers

Pond Sizes ~ 1.45 ac, .25 ac, .22 ac, .17 ac, .09 ac, +/- when full

Elevation ~ 70 ft of dramatic elevation; multiple high points and draws

Tree Cover ~ 85% wooded; moderate density with Bull Mesquite, Live-Oak, and Elm

Underbrush ~ Moderate to light; Lotebush, Bumelia, Skunkbush, Cat Claw, Yucca, Prickly Pear

Native Grasses ~ Winter Rye, Indiangrass, Gramma

Cultivation ~ 45 +/- ac, currently in wheat and will produce sunflowers

Soils in Cultivation ~ Clearfork silty clay loam, 0 to 1 percent slopes

-- MINERALS & WIND --

O&G Production ~ No active production

Wind Rights ~ 100% wind rights convey

Mineral Rights ~ Surface estate only

-- ACCESS & DISTANCES --

Road Frontage ~ Gate on CR 406 (Just under 1.23 mi from State HWY 79)

Nearby Towns ~ 5 mi NE of Throckmorton; 20 mi W of Newcastle; 30 mi NW of Graham

Major Cities ~ 65 mi NE of Abilene; 107 mi W of Fort Worth; 58 mi S of Wichita Falls

Airport ~ 35 mi N of Stephens County Airport (Municipal), 120 mi W of DFW (International)

Legal Description ~ 319.20 total acres: A 750 Te&L 3028 A A Condron

Listing Agent: Travis Patterson 254-246-5266

Additional Notices & Disclaimers: Campbell Farm & Ranch welcomes all cooperating agents and brokers. Cooperating Agents and Brokers must make "first contact" with the listing agent and be present at all showings to fully participate in the commission split. Commission split is at Campbell Farm & Ranch LLC's sole discretion. No Trespassing--Don't hesitate to contact a Campbell Farm & Ranch team member for a showing. All information in this advertisement is understood to be accurate and reliable but is not guaranteed. Please verify all information before using the information for decision-making purposes. All listing information is subject to errors, omissions, price changes, terms changes, or removal from the market without notice. Campbell Farm & Ranch presents all offers; the seller has the right to refuse any offer, review multiple offers, and accept backup offers.