Rolling Waters Ranch

Rolling Waters Ranch | 141± Acres | Fannin County, TX

Near Pecan Gap & Lake Ralph Hall | TBD FM-64, Ladonia, TX 75449

There are places that simply feel like Texas. Rolling Waters Ranch is one of them.

Set in the quiet southeast corner of Fannin County, just minutes from the shoreline of the under construction Lake Ralph Hall, this 141± acre tract is a rare convergence of production, recreation, and enduring land value. The ranch is anchored by multiple strategically located ponds and an 8 acre lake, framed by mature pecan groves, and built for the rancher, outdoorsman, or investor looking for a place that works as hard as it inspires.

The Land

The topography rolls gently across improved pastures, with hilltop views giving way to rich draws and deep native grasses. Scattered hardwoods, pecan, oak, elm, dot the ridgelines and pond banks, offering a balance of open grazing and shaded cover. The property is perimeter and cross-fenced with working pens and lanes already in place, making livestock rotation or lease management straightforward and turnkey.

Multiple ponds are scattered across the ranch, the largest being over 8 acres, creating a central water source for both cattle and wildlife. In total, the property includes 5+ ponds, and natural draws invite further enhancement for waterfowl or future wetland development. Trails and access roads are well-established and traverse the entire ranch by truck or ATV.

The Operation

Currently utilized for cattle and hay production, the ranch is well suited for a variety of agricultural pursuits. Soil types are conducive to both native forage and improved grasses. Infrastructure includes a metal barn with pipe pens and covered feed alleys, with additional room for equipment storage or expansion.

The Habitat

This is also a hunting property. The water, edge, and cover support whitetail deer, hogs, dove, ducks, and small game. Towering trees along the water edges create prime natural travel corridors. You can envision a well-placed box blind overlooking one of the larger ponds, ideal for early morning hunts or quiet evenings as the sun dips behind the ridgeline.

The Location

Positioned less than 1.5 hours northeast of Dallas and just west of Pecan Gap, the property is located in close proximity to the new Lake Ralph Hall—one of the most significant new water bodies in North Texas. With construction nearing completion, the area is primed for long-term growth and recreational draw, making this ranch a timely and strategic land holding.

The Opportunity

Rolling Waters Ranch is the kind of place that invites stewardship, land worth passing down, enjoying, and investing in. Whether you’re managing a herd, guiding a hunt, riding the ridges, or simply watching the seasons turn under the pecan trees, this ranch offers a pace and a promise that’s hard to find and harder to forget.

THE FACTS:

ASKING PRICE

• $2,826,800 ($20,000/acre)

LOCATION

• Lake Ralph Hall – 3 mi

• Bonham – 21 mi

• Sherman – 41 mi

• McKinney – 64 mi

• DNT/SRT – 70 mi

• Dallas – 85 mi

CLIMATE

Typical of the North Texas Blackland Prairie, the area experiences hot summers, mild winters, and an average annual rainfall of 42 inches—well-suited for livestock, forage growth, and wildlife habitat.

UTILITIES

Co-op electricity available

Water well potential; area supports groundwater

Buyer to verify all utility availability

WILDLIFE

Whitetail deer, feral hogs, dove, ducks, and small game

Natural travel corridors and edge habitat

Potential for enhanced wetland and food plot development

MINERALS

Negotiable

VEGETATION

Native and improved grasses, including Bermuda and native mix

Scattered pecan, oak, and elm

Natural browse and cover throughout the property

TERRAIN

Rolling topography with multiple ridgelines, gentle draws, and sweeping pasture

Elevation change supports scenic views and practical pasture drainage

About 50 feet of elevation change 540 feet AMSL- 590 feet AMSL

SOILS

Primarily Houston Black clay and Leson clay

Excellent for forage production, grazing, and water retention

IMPROVEMENTS

Metal equipment/hay barn

Pipe-working pens and covered feed alley

Internal ATV trails throughout

CURRENT USE

Cattle operation and hay production

Recreational use (fishing, hunting, trail riding)

POTENTIAL USE

Working ranch, weekend retreat, legacy estate

Potential for recreational enhancement, wildlife improvement, or long-term investment hold

FENCING

Perimeter fenced and cross-fenced

Functional for rotational grazing and property security

ACCESS

Frontage on FM 64

Frontage on Pilgram Rest Rd

Multiple ranch entry points with trail access throughout

EASEMENTS

Standard utility easements (buyer to verify)

No known pipeline or encumbrances impacting use

LEASES

Current grazing and haying lease in place