2170 Vz County Road 2404, Canton, TX 75103

Family owned 171 Ac +/- ranch located just south of Canton TX nestled next to the community of Whitton. Solid cattle ranch with good carrying capacity boasting improved pastures and managed soils. Strong grasses and each pasture has ponds for both livestock and wildlife to water. Fences are generally in good shape and there are a good set of cattle working pens plus barns and shop building for equipment storage. The brick farmhouse with a metal roof is in very good condition with many upgrades leaving only the new owner's personal taste to be tweaked. There's a great barn and working pens. Perfect space behind the garage for a home office or "man cave". In addition to being a great cattle ranch, there is some opportunity for hunting and fishing for recreational purposes for friends and family! Whitetail deer frequent the creek bottom enjoying the plentiful winter browse and waterfowl can be excellent when winter rains fill the sloughs. For more information or to set up your personal tour call @ or email LOCATION: Van Zandt county Dallas- 52 miles Rockwall - 50 miles Canton- 15 miles CLIMATE: 45" annual rainfall UTILITIES: Electricity and water; septic WILDLIFE: Whitetail deer, hogs, waterfowl, dove and varmints MINERALS: Surface sale only VEGETATION: Primarily open pasture consisting of improved coastal and overseeded with crimson clover for winter. There are small pockets of loafing harwoods sprinkled throughout the pastures and hardwood timber along Wet Lacy Fork which feeds down into Cedar Creek Lake. Grasses include coastal bermuda, crimson clover,durana clover and other native varieties. The pastures have been meticulously maintained and received 2 tons of lime per acre to reach an almost perfect pH for the soils. TERRAIN: Gently rolling with a nice hilltop secondary building site SOILS: Bernaldo fine sandy loam, Woodtell fine sandy loam, Nahatche loam (creek bottom) IMPROVEMENTS: Excellent brick house with many upgrades and improvements CURRENT USE: Cattle operation with very strong carrying capacity plus improved hay meadow POTENTIAL USE: Residence, homestead, retreat, ranching, grazing, hunting and recreation FENCING: Solid perimeter fence plus cross fencing to create multiple pastures allowing for rotational grazing ACCESS: Frontage on VZ CR 2404 EASEMENTS: Gas pipeline; electric transmission line (both in the bottoms) LEASES: NA Contact @ to schedule a private showing When buying farm & ranch land or investment property the buyers agent, if applicable, must be identified on first contact and must be present at initial showing of the property listing to the prospective real estate investor in order to participate in real estate commission. If this condition is not met, fee participation will be at sole discretion of MOPTEX, LLC.