County Road 3640, Ladonia, TX 75449

THE OVERLOOK AT LADONIA | 11.85A± Acres | CR 3640, Fannin County, TX 11.85A± acres of pasture and gently rolling terrain fronting County Road 3640, part of a larger 34A± acre tract positioned within Fannin County's proposed Light Lake Commercial corridor near Lake Ralph Hall. THE FACTS: ASKING PRICE: $701,702 LOCATION: CR 3640, Fannin County, TX, within the proposed Light Lake Commercial corridor on the south shore of Lake Ralph Hall ROAD FRONTAGE: 615 LF on CR 3640; no Highway 34 frontage FUTURE LAND USE: Proposed Light Lake Commercial (1-acre minimum lots), per Fannin County's Future Land Use Plan UTILITIES: Electricity at the road; city water currently reaches the corridor at Highway 34 and would require extension to serve this tract CURRENT USE: Agricultural exemption in place; open pasture with scattered trees POTENTIAL USE: Light commercial or mixed-use development, 1-acre minimum lots per proposed designation TERRAIN: Gently rolling, approximately 20 feet of elevation change across the tract FLOODPLAIN: None VEGETATION: Mostly open pasture with scattered trees; defined tree line along the east boundary ADJACENT LAND: Borders UTRWD-owned land designated as protected mitigation area to the east VIEWS: Lake Ralph Hall views to the north, unrelated to the UTRWD mitigation boundary on the east side of the tract ACCESS: CR 3640 ADDITIONAL ACREAGE: Part of a larger 34A± acre tract; configuration is flexible and additional acreage is available beyond this offering Elevation, Views, and Room to Grow Near Lake Ralph Hall The Land Nearly 12 acres of gently rolling pasture with roughly 20 feet of elevation change across the tract, the most topographic character of any offering in this corridor, along with no floodplain and a mix of open ground and scattered trees. A defined tree line runs along the east boundary, and the elevated terrain opens to Lake Ralph Hall views to the north. The Location This tract fronts County Road 3640 within Fannin County's proposed Light Lake Commercial corridor near the primary Highway 34 crossing of Lake Ralph Hall. The east boundary borders land owned by Upper Trinity Regional Water District and designated as protected mitigation area, permanent, undevelopable open space that will never carry adjacent commercial or residential competition. The Opportunity This tract is one configuration within a larger 34A± acre offering along Highway 34 and CR 3640, with flexibility in how acreage is divided to suit a buyer's footprint. A protected UTRWD buffer on one side, meaningful elevation change, and proposed Light Lake Commercial designation position this parcel for growth as Lake Ralph Hall fills over the coming years. The property currently carries an agricultural exemption; buyers should account for potential rollback tax liability upon change of use. Light Lake Commercial designation reflects Fannin County's Future Land Use Plan and does not yet constitute adopted zoning. City water is not currently present at this tract's frontage and would require extension from Highway 34. Buyers should confirm current entitlement status, utility extension costs, and rollback tax exposure with Fannin County and appropriate professionals prior to purchase.