Luxury Country Estate on 26.78± Acres with Water Rights, Manager’s Quarters & Equestrian Amenities

Nestled along the highly desirable FM 195 corridor of Lamar County Texas— directly across from the Paris Golf & Country Club — this estate offers an ideal blend of luxury, privacy, convenience, and agricultural value. With 26.78± acres of lush, gently rolling terrain, pipe fencing, a paved driveway, and two stocked ponds, the property provides a tranquil country retreat while still being just minutes from downtown Paris, local amenities, and recreational options.

The custom brick residence brings together comfort and refinement. High 10-foot ceilings, hardwood floors, recessed lighting, and a cozy gas fireplace create a warm, welcoming ambiance. The chef’s kitchen is outfitted with granite countertops, custom cabinetry, a large island, gas cooktop, walk-in pantry — perfect for both everyday living and entertaining. Formal dining, a dedicated office, and en-suite bedrooms offer both practicality and privacy for family or guests. The oversized two-car garage adds convenience and easy access.

Beyond the main home, the property is designed for versatility and lifestyle. A full Manager’s Quarters delivers a self-contained one-bedroom apartment — modern kitchen, stainless-steel island, attached laundry, covered porch — ideal for live-in help, a guest suite, or multi-generational living. For added flexibility, an attached man cave with private bath provides an excellent workshop, recreation space, or guest lounge.

For the equestrian or livestock enthusiast, the barn with multiple stalls and covered turnouts is ready to go — fenced pastures provide ample room for horses or cattle. Meanwhile, the two stocked ponds offer year-round enjoyment — fishing, wildlife, water views — enhancing both the leisure and aesthetic value of the estate.

Exceptional Water Rights Conveyance — A Rare and Valuable Asset

What truly elevates this property beyond typical country homes or small ranches in the area is the recorded conveyance of water rights. Per recorded deed, the buyer will receive 100% undivided interest in Permit to Appropriate State Water, entitling the property to 14 acre-feet per year of irrigation or water use. This is not a “use-at-your-pleasure” surface-water allowance, but a fully transferable, legally documented water right — a rarity in properties of this acreage.

For buyers interested in long-term agricultural value, irrigated hay fields, pond maintenance, livestock watering, or future development, these water rights provide a unique and valuable asset. They dramatically enhance both the functional use and long-term investment appeal of the property.

Location & Lifestyle — In the Heart of Paris, TX Premier Country Living

· Situated directly across from Paris Golf & Country Club — enjoy access to premier golf, tennis, swimming, social amenities, and clubhouse events just steps from your front gate.

· Still only minutes from downtown Paris, local schools, medical facilities, shopping, and dining — combining rural tranquility with urban convenience.

· Positioned along the sought-after FM 195 corridor, known for upscale homes, estates, and easy access to major roadways.

· Rolling pastures, mature trees, ponds, and well-kept neighboring properties create an atmosphere of privacy, prestige, and long-term value.

· Easy access to regional recreation, lakes, and countryside while still offering everyday conveniences — a rare balance in North Texas.

This property represents a rare opportunity: a ready-to-live, turnkey luxury estate that is equally suited for family living, equestrian use, multi-generational occupancy, or long-term investment. With its custom home, full improvements, water rights, and premium location — Furnishings negotiable.