Location: Twin Rivers Ranch is located in NW Choctaw County, OK approximately ~5 miles due north of Boswell, OK. The property is located on E 1990 Road (Ross Road); east of N 4010 Road. The property is strategically located between the Clear Boggy Creek and Muddy Boggy Creek with frontage on Clear Boggy Creek on the southern end of the ranch.
Terrain: Hardwood bottoms, rocky hilltop views and fertile green pastures exude on Twin Rivers Ranch. With over ~130' of elevation change, Twin Rivers Ranch offers a unique opportunity to build a home overlooking a natural wetland on one side of a peninsula and a potential lake site on the other. The view from the end of the peninsula is amazing; allowing uninterrupted views for miles in three directions. Located behind and to the north of the current house, is another significant change in terrain providing unobstructed views for miles to the north. Overall, there is excellent diversity among tree cover to pasture ratio and terrain changes unmatched on ranches of this size.
Wildlife: Being located between and just north of the convergence of the Clear Boggy and Muddy Boggy Creeks, this is prime travel corridor for wildlife and migratory birds. There is an abundance of White Tail Deer, Waterfowl and Eastern Turkey native to this location. This particular section of Choctaw County harbors thousands of migratory waterfowl in the fall and winter months and is also well known for excellent to above average free range deer quality. Fishing for catfish and other game fish species can be quite good in Clear Boggy Creek.
Water: Clear Boggy Creek traverses the south end of the property which is a year round navigable creek also serving as a major flyway for waterfowl in the fall and winter months. Currently, there are two natural wetlands and one managed and controlled wetland well-spaced throughout the ranch.
The largest of the three wetlands is located on the SW side of the ranch just west of the peninsula. The wetland is mainly shallow water not more than three feet deep in the center and is surrounded by buck brush and large mature hardwoods. It is a natural 25+/- acre wetland that harbors large groups of waterfowl during the fall migration. The second wetland, located in the SE portion of the ranch just off the banks of the Clear Boggy Creek, is a newly constructed 4+/- acre managed/controlled wetland set below a mature hardwood canopy. The wetland water levels can be manipulated via an “Agri Drain” flood control structure strategically placed at the lowest point of the levee system. Located on the NE corner of the ranch, completely secluded and away from the other two wetlands, is a natural 2.5+/- acre wetland surrounded by willow trees and other hardwoods.
At the pinch point of the 25+/- acre and 2.5+/- acre natural wetlands it is conceivable to enlarge and/or manipulate both wetlands by adding a flood control structure thereby providing a more diverse hunting and planting opportunities.
The topography lends itself to two potential lake sites being approximately 7-15 surface acres in size and located in the center and SE portions of the ranch.
Improvements: There is a quaint, comfortable, updated farm house and supporting barn/equipment shed located near the county road. The house is comprised of 3 bedrooms, 1 full bath, living room, kitchen and a spacious newly constructed dining area.
Fencing/Cattle: The owner has updated all entry gates including a new main gate into the ranch house. All fences have been maintained and updated as needed to hold cattle. Fences are in fair condition in most areas with some areas requiring additional work. Currently, the ranch is running approximately 55 AU's. The owner has worked diligently to reclaim areas of “regrowth” timber to be put back into pasture. These areas will need to be maintained and manipulated further, but could provide additional grazing opportunities in the future.
Easements: No known easements exist on the ranch to the Seller's knowledge other than utility easements for county water and residential electricity.
Surface Leases: The owner currently has a verbal grass lease on the entire ranch which allows the tenant to hunt the north end of the ranch. No oil and gas leases effect the property.
Minerals: Exact mineral ownership has not been determined; however, Seller will convey any owned mineral interest with an acceptable offer.
Utilities: Rural water, well water, propane tank (house) and electricity are located on the property.
Taxes: 2016 property taxes - approximately $750
Casey Berley - Sales Associate, 214-422-7253 Mobile, firstname.lastname@example.orgCash McWhorter - Partner/Sales Associate, 469-222-4076 Mobile, email@example.com