Brian Dunks
REALTOR®
Some properties simply offer acreage. Others offer a lifestyle, a vision, and an investment in the future.
This remarkable 57.65-acre ranch just outside Celeste, Texas, is one of those rare opportunities.
Located between Farmersville and Celeste in desirable Bland ISD, this unrestricted property combines productive pastureland, mature trees, abundant wildlife, existing improvements, utilities, and an outstanding location in one of North Texas' fastest-growing regions.
Whether your dream is building a custom ranch estate, creating an equestrian property, raising livestock, enjoying weekends outdoors, or acquiring land as a long-term investment, this property provides the flexibility and freedom to make that vision a reality.
With approximately 550 feet of paved County Road 1110 frontage, an Agricultural Exemption already in place, and quick access to Highway 380, opportunities of this quality continue to become increasingly difficult to find.
One of the property's greatest strengths is its location.
While you'll enjoy the peaceful atmosphere of rural Hunt County, you're never far from the conveniences, employment centers, and growth driving North Texas.
Approximate Drive Times:
Farmersville - 10 minutes
Celeste - 10 minutes
Greenville - 20 minutes
McKinney - 35 minutes
Sherman / Texas Instruments Expansion - 45 minutes
Frisco - under one hour
Dallas - approximately one hour
As North Texas continues expanding eastward, Hunt County has become increasingly attractive for buyers seeking larger tracts, lower taxes, agricultural opportunities, and room to build without sacrificing accessibility.
The continued growth surrounding Highway 380, McKinney, Princeton, Farmersville, Greenville, and the Sherman technology corridor positions this property exceptionally well for both personal enjoyment and long-term appreciation.
The landscape offers an appealing mix of open pasture and wooded privacy.
Large stretches of productive grassland create ideal conditions for livestock, horses, hay production, or simply enjoying wide-open Texas views.
Toward the rear of the property, mature hardwoods provide privacy, wildlife habitat, and a peaceful natural setting that feels miles away from the city.
The result is a property that feels significantly larger than its acreage while providing tremendous flexibility for future improvements.
Whether you envision:
a private ranch entrance,
a winding driveway beneath mature trees,
a custom home overlooking the pasture,
horse facilities,
additional ponds,
guest quarters,
or recreational improvements,
the property offers numerous possibilities.
Water features add tremendous value to rural properties, and this ranch includes a scenic pond surrounded by mature vegetation.
Beyond its visual appeal, the pond provides:
wildlife habitat
recreational enjoyment
livestock water
peaceful views
future landscaping opportunities around a custom homesite
Combined with the wooded areas nearby, the pond creates a setting that feels remarkably private and secluded.
Unlike many vacant land offerings, this property already includes valuable infrastructure.
The existing metal workshop features:
concrete floor
electricity
roll-up doors
ample storage space
Whether storing equipment, tractors, trailers, ranch supplies, recreational vehicles, or creating a hobby workshop, the building offers immediate utility from day one.
The property also includes a 2-bedroom, 1-bath cottage with utilities already connected.
The cottage has been vacant for several years and is being sold as-is.
While the home may appeal to buyers seeking a renovation project, the true value of this offering lies in the land itself-its exceptional location, utilities, road frontage, Agricultural Exemption, existing improvements, and tremendous future potential.
Current agricultural use provides both practical benefits and financial advantages.
The property enjoys an Agricultural Exemption, helping significantly reduce annual property taxes while supporting continued agricultural operations.
The land features productive sandy loam soils suitable for:
cattle
horses
hay production
grazing
hobby farming
agricultural investment
For buyers seeking to preserve the Agricultural Exemption, the existing use creates a valuable foundation moving forward.
Nature lovers will immediately appreciate what this property offers.
The wooded areas, pond, native vegetation, and open pasture combine to create excellent wildlife habitat.
Whitetail deer are frequent visitors, while native blackberry and raspberry patches provide seasonal enjoyment.
Whether your interests include:
hunting
wildlife photography
ATV riding
horseback riding
camping
hiking
bird watching
this ranch offers countless opportunities to enjoy the outdoors without leaving your own property.
One of the most valuable aspects of this property is what it doesn't have.
Unlike many newer developments, buyers benefit from:
No known deed restrictions
No HOA
No known pipeline interference
Unincorporated Hunt County location
Agricultural Exemption
Existing utilities
Excellent paved road frontage
This flexibility allows buyers to create a property that reflects their own vision rather than conforming to restrictive neighborhood regulations.
Properties like this attract a wide variety of buyers because they support so many different lifestyles and investment strategies.
Potential uses include:
Build the ranch your family enjoys for generations.
Construct your dream home with complete privacy and room to expand.
Create riding arenas, barns, paddocks, and trails.
Escape the city without sacrificing convenience.
Fishing, hunting, camping, ATVs, hiking, and wildlife watching.
Continue grazing livestock or hay production while maintaining the Agricultural Exemption.
Acquire unrestricted acreage in an area benefiting from continued North Texas population and economic growth.
The combination of paved frontage, utilities, location, and surrounding residential growth may present future subdivision or development opportunities, subject to buyer verification and applicable governmental approvals.
Hunt County continues attracting buyers from across Texas for good reason.
Compared to neighboring counties, buyers often find:
Larger acreage opportunities
Strong agricultural heritage
Lower holding costs
Excellent schools
Growing communities
Easy access to employment centers
Continued infrastructure improvements
Increasing demand for rural residential properties
As development continues pushing outward from Collin County, quality unrestricted acreage has become one of the region's most desirable real estate assets.
Land has always represented something unique.
It cannot be manufactured.
Its supply never increases.
And in areas experiencing sustained population growth, quality acreage becomes increasingly valuable over time.
This property offers far more than just 57.65 acres.
It offers space to breathe.
Freedom to create.
Privacy to enjoy.
And an opportunity to invest in something tangible that can be appreciated for generations.
Whether you're building your forever home, expanding your agricultural operation, creating a recreational retreat, or securing land as part of a long-term investment strategy, this remarkable Hunt County ranch is ready to become part of your story.
Exceptional unrestricted properties with this combination of location, utilities, improvements, Agricultural Exemption, road frontage, recreational appeal, and long-term investment potential rarely become available.
Experience firsthand the beauty, versatility, and possibilities that await on this outstanding 57.65-acre Hunt County ranch.
Contact Ranchman Properties today to schedule your private showing and discover why this property is one of the area's premier land opportunities.
Directions:
From McKinney, travel east on US Highway 380 toward Farmersville. Continue through Farmersville turn north on FM36. Turn right onto FM 2194 and continue past Bland Elementary School. Turn right onto County Road 1110. The property will be on the right-hand side. Look for the Ranchman Properties sign.
Showing Instructions:
By Appointment Only 254-718-4344 , Listing Agent Schedules, No Lockbox, Listing Agent Must Be Present for Showings
A0162 CORZINE LEWIS, TRACT 2, ACRES 57.984
Please schedule all showings through the listing agent 2 at 254-718-4344 . Do not enter the property without an appointment. Existing cottage has been vacant for several years and is being sold as-is. Primary value is in the land, utilities, workshop, road frontage, and future potential. Buyer and buyer's agent should independently verify schools, acreage, taxes, development possibilities, availability of utilities, and all information important to buyer. AG exemption currently in place.
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