$1,199,000

**97± ACRES OF IMPROVED EAST TEXAS RANCH LAND WITH EXCEPTIONAL CATTLE, HORSE, HAY PRODUCTION & HUNTING POTENTIAL!** Discover the beauty and versatility of this 97.27± acre ranch in Athens, Texas, featuring gently rolling terrain, lush improved pastures, scattered mature trees, multiple ponds and extensive improvements designed for both work and recreation. Whether you're expanding your cattle operation, raising horses, producing hay, hunting or establishing your dream ranch, this property offers the acreage, infrastructure and flexibility to make it happen! Fenced and cross-fenced pastures provide excellent livestock management opportunities, while established grasses support productive grazing and hay production, with a previously reported yield of 220 bales while cattle occupied a portion of the property. Mature timber along the perimeter offers privacy, scenic beauty and wildlife habitat, with deer, hogs and waterfowl found in the area. A substantial 60x60 WORKSHOP features concrete flooring, electricity and covered equipment parking, complemented by a barn and detached two-car garage. A well with a recently replaced pump serves the productive garden area. The charming, extensively renovated 3-bedroom, 1-bath farmhouse offers comfortable, move-in-ready accommodations with updated flooring, granite countertops, appliances, bathroom, interior and exterior paint, roof, and much of the plumbing and electrical wiring. Enjoy it as your primary residence, guest quarters or potential rental while building your custom dream home overlooking the rolling countryside. With convenient paved FM road frontage, a beautiful combination of open pasture and wooded acreage, and easy access to Athens amenities, this is an outstanding opportunity to own a versatile East Texas ranch ready for your next chapter!