Located in northeastern Smith County just northwest of Winona, this approximately 137± acre farm and ranch property combines rolling pasture, mixed mature timber, multiple areas of elevated ground, substantial water features and existing improvements. Two portions of frontage along FM 16 provide direct connection to the property, while the irregular configuration opens into several broad, gently rolling areas suitable for continued livestock use, recreation and rural residential enjoyment.

The existing residence occupies elevated ground in the southeastern portion of the property and looks north across the pond. Reportedly constructed in 1985, the home contains approximately 3,151 square feet of gross living area with three bedrooms, two full bathrooms, one half bathroom and an attached two-car garage. An in-ground pool and large concrete patio extend the outdoor living area toward the pond. The home is reported to be in fair condition with deferred maintenance and dated finishes, giving a buyer the option to evaluate renovation for use as a primary residence, guest house or ranch manager's residence. Other elevated portions of the acreage may also warrant evaluation for future homesites, subject to buyer due diligence and applicable approvals.

Land Characteristics

The terrain ranges from approximately 315 to 380 feet above sea level. Higher elevations are concentrated primarily in the southeastern and eastern portions, where two broad plateaus are divided by a wooded drainage containing the pond. From these higher areas, the land slopes west toward East Mill Creek and transitions into a long, gently rolling pasture along the creek corridor. This combination creates three relatively large areas of flat to gently rolling ground connected by slopes, drainages and wooded transition zones.

Most of the property is open, with pasture and open land across the broader uplands and western lowland. Mixed mature timber follows the steeper slopes, creek corridor and drainage areas. On-site timber is described generally as mixed mature timber, and no timber inventory has been provided. Common regional vegetation includes loblolly pine and mixed East Texas hardwoods, but individual tree species and timber value have not been documented. Fencing and cross fencing are reported, although their current condition and relationship to the estimated property boundaries should be independently verified.

Water Features

A pond estimated at just over four acres lies within the drainage separating the eastern plateaus. The residence, pool and patio are positioned south of the pond on higher ground with a north-facing view across the water. East Mill Creek follows much of the western side of the property, and smaller drainages carry runoff from the higher terrain toward the creek. Water levels, flow characteristics, dam condition and the permanence of all water features have not been independently established.

The existing drainage pattern may offer options for a buyer to evaluate enlargement of the pond or creation of another water feature downstream. Any such work would be subject to engineering review, soils, permitting, water rights and other applicable requirements, and no expansion or new construction is represented as approved or feasible.

Improvements

The approximately 3,151-square-foot residence includes three bedrooms, two full bathrooms, one half bathroom and an attached two-car garage. The in-ground pool and adjoining concrete patio overlook the pond. Because deferred maintenance and dated finishes are reported, buyers should evaluate the residence, pool and related systems as part of their inspections.

An all-steel barn measures approximately 40 by 60 feet, or about 2,400 square feet. Most of the structure is configured as an open equipment shed with a dirt floor. A portion is enclosed and has concrete floors, providing covered space that may support equipment, ranch supplies or other storage needs. The exact dimensions, enclosed area, condition and utility connections, if any, should be verified.

Access and Utilities

The tract has two separate areas of frontage along the northern side of FM 16. Existing drives and internal routes provide access through portions of the property, but their condition and exact configuration should be evaluated by the buyer. No representation is made that fencing, roads or drives establish the surveyed boundaries.

The home is reported to have a conventional septic system, central electric heating and cooling, and LP gas onsite. Utility provider names, domestic water source, meter status, internet availability and service capacities have not been confirmed. Buyers should independently verify utility availability, providers, equipment ownership, system condition, capacity, cost and suitability for their intended use.

Location

The property is approximately four driving miles northwest of Winona, about five miles from the SH 155 and Interstate 20 area, and approximately 15 driving miles northeast of central Tyler. FM 16 and SH 155 provide practical routes toward Tyler, Interstate 20 and other communities across Northeast Texas. Tyler offers regional shopping, employment, medical services and air service through Tyler Pounds Regional Airport.

Wildlife and Recreation

The mixture of pasture, mature timber, creek frontage, drainages and pond habitat supports a range of outdoor uses. Wildlife commonly associated with this part of East Texas includes white-tailed deer, feral hogs, squirrels, rabbits, dove and waterfowl. Actual wildlife presence and hunting results will vary. The property may be used for hunting, fishing, hiking, trail riding and other land-based recreation consistent with applicable laws and property conditions.

Open acreage and existing fencing also support continued evaluation for cattle grazing and other agricultural uses. No representation is made regarding carrying capacity, forage production, timber income or suitability for a particular agricultural operation.

Area Attractions and Public Recreation

Regional recreation includes Tyler State Park, which offers a spring-fed lake, trails, camping, fishing and other day-use activities, and public access sites around Lake Tyler. Lake Hawkins and other East Texas lakes provide additional regional recreation. Public access, operating hours, fees, water levels, activity rules and permit requirements should be confirmed with the applicable managing authority.

Minerals, Easements, Utilities, and Other Considerations

An agricultural exemption is currently in place. Seller will reserve all mineral interests owned by Seller. The mineral reservation and its precise terms should be addressed in the applicable contract and conveyance documents. A pipeline easement is reported and should be reviewed through the title commitment and recorded documents. Buyers should independently verify acreage, boundaries, legal description, easements, restrictions, floodplain status, water rights, utility systems and the condition of all improvements.