Lawless Acres

Descriptions

Location: Lawless Acres is located approximately 3.5 miles west of historic downtown Jefferson, Texas at 1411 Coffeeville Rd, Jefferson, TX. The ranch is also conveniently located only 17 miles from Marshall, 35 miles from Longview, and 160 miles east of Dallas.

Overview: The property is a diverse and productive 143+/- acre property located in a desirable area of Marion County. This unique property is perfectly setup for the equine enthusiast. Historically used by the Blackburn family (Blackburn Syrup- Jefferson, TX), the current owners have taken this somewhat raw unused property and brought it to what it is today, while maintaining its historic charm. The property features plantation pines, sprawling hardwoods, spring-fed creeks, good surface water, and several pastures for open views. Surrounded by other highly improved rural properties and only 7 miles from the Cypress River Airport, this property is nestled in a convenient, yet quiet part of Marion County.

Improvements: Lawless Acres is a highly improved property. A winding, paved drive leads to the ~2,200 SF main home with incredible finishes throughout. The concept of the home and improvements were painstakingly planned and designed by both the owners and an architect from Santa Fe, NM.

Alongside the main house is a custom-built silo boasting a media room that seats twelve with a wet bar and snack area featuring a rustic yet quiet ambiance for viewing movies or the big game with family. On the second floor is a bunk room with queen-sized bunk beds for the kids surrounded by a beautiful hand-painted western mural reminiscent of an old John Ford western movie. The flooring in the silo is made from reclaimed wood from an old cotton gin from North Texas near Possum Kingdom Lake. The top floor features a beautiful office space with custom furnishings, a wood burning fireplace, and impeccable details in every corner. The main home and silo currently sleep eight, but could be furnished to sleep more if so desired. Both homes are adorned in western and Native American decor showcasing the western lifestyle. Many unique pieces can be found throughout obtained from western movie sets, old hotels and buildings from the Fort Worth Stockyards, and several other custom furnishings.

A beautiful covered porch wraps around two sides of the main house leading to the pool area and the large covered outdoor kitchen. Grey and blue river rock has been artistically placed displaying a driftwood horse sculpture surrounded by a grey flagstone walkway. You'll also find a custom longhorn sculpture above the outdoor fireplace, overlooking the pool as the centerpiece of the area. Across the pool from the main house is a 2-bedroom, 1 bath guest home (2,000 SF) that currently sleeps four. Meticulous work has been carried out in the surrounding retaining walls, landscaping, and custom features of this part of the property. No expense was spared in the planning of this estate. Downstairs in the lower portion of the guest home features a workout room and climate-controlled storage. Three tankless hot water heaters were installed within these two homes and the roof is only a year old. Mature timber surrounds the home providing maximum privacy and aesthetics. The entire ranch has perimeter fencing with some cross-fencing as well if running livestock is desired.

Along with the main home and guest home there are the following improvements:

~520 SF 1 Bed/1 Bath Foreman's Home
4,500 SF Barn/Stables
5 stalls, tack room, wash stall, automatic waterers, hay loft, and office area
6-horse walker, loafing sheds
The barn is over 125 years old and was the original barn of the Blackburn family (Blackburn's Syrup- Jefferson, TX). The barn has been refurbished and converted into horse stable with improved lighting and water.

200' x 100' covered arena
150' x 195' open lighted arena
The arenas were historically used for training and showcasing the owner's cutting horses and show jumping.

2,400 SF open air equipment barn
Trees, grass, forbs: This area of Marion County boasts sandy loam soils which are productive for both hay production and prolific timber stands. This property features approximately 24+/- acres of planted loblolly pine (planted in 2007/2008). Along with the pine, the ranch has 68+/- acres of native timber both upland and bottom land. You will also find approx. 51 +/- acres of rolling pastures well-suited for grazing livestock or hay production. The grasses are predominately common and coastal Bermuda as well as some Bahia and native grasses as well. The majority of the property's landscape drains well with some bottomland on the W/SW side. Spans of white oaks, pin oaks, and red oak trees can be found on scattered throughout this portion of the ranch. Other tree cover consists of black gum, sweet gum, river birch, hickory, elm, willow, and some native pine. Found within the stands of mature timber scattered across the farm are native forbs and browse that are highly attractive to deer and other wildlife.

Water: The property has a perennial creek flowing from the north on the eastern side of the ranch. Two additional creeks converge on the western side as well. The ponds are ~1.1 and ~0.7 acres in size and lightly fluctuate in water level throughout the year. The property is also located well within the Carrizo Wilcox aquifer making additional drinking/irrigation water very accessible from an additional well if so desired.

Topography: The highest point on the ranch can be found on the NE side at 250'+ providing some incredible views, and gently slopes down to just below 190' above sea level towards the W/SW side of the farm. The majority of the property is rolling to sloped terrain with some floodplain in the SW portion of the property.

Wildlife and fisheries: Lawless Acres is well-suited for any outdoorsman, equestrian enthusiast, or nature lover. White-tailed deer can be found all across the property as the ranch has not been hunted much over the last several years. There are plenty of trails for riding horses or ATVs and the fishing in the larger pond will provide something for everyone.

Easements: Two easements for Upshur Rural ECC and three natural gas pipeline easements along the far west side of the property.

Minerals: No minerals owned by Seller.

Utilities: Upshur Rural provides electricity and a deep water well provides the water to the improvements. The owners have two 500-gallon propane tanks, one for the main house and one for the guest house.

Property Taxes: Lawless Acres carries an agricultural exemption. Ask Broker for details

Schools: Jefferson ISD

Price: $3,204,800.00

Contact:
Stephen Schwartz - Agent
903-738-7882 mobile

BROKER & COMMISSION DISCLOSURE:Buyer's Agent/ Broker must be identified upon first contact with Listing Broker/ Listing Agent and Buyer's Agent/ Broker must be present at the initial property tour in order to participate in the real estate commission. Commission splits will be at the sole discretion of Hortenstine Ranch Company, LLC.