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Unique Investment Opportunity in Montague County, Texas The Bybee River Ranch is part of a rare offering from Bybee Family Properties, which includes a selection of farms and ranches, each with its own distinct qualities and potential uses. Whether you're looking for a recreational retreat, a working farm or ranch, or the perfect site for a custom home, this property offers unparalleled versatility. Nestled just minutes from the shores of Lake Nocona and across the road from the scenic Red River, the 110 acre Bybee River Ranch offers a rare opportunity to own a piece of prime land in the heart of Montague County, Texas. Located along FM 103 near the historic community of Spanish Fort, this property is part of the Bybee Family Properties Legacy Ranches, which have been carefully stewarded by the family for decades. Diverse Opportunities Await With fertile soils and excellent access to good subsurface water, the Bybee River Ranch presents multiple options for its new owner. The property features approximately 73 acres of prime farmland, currently planted in wheat and/or coastal bermuda, offering an ideal setup for cultivation or grazing. The remaining acreage is home to a mix of large oak and pecan trees, creating a tranquil, wooded environment perfect for hunting, outdoor recreation, or simply enjoying nature. The area is renowned for its abundance of wildlife, including whitetail deer and wild hogs, making it an excellent destination for hunters. Ideal Location for Outdoor Enthusiasts Fishing enthusiasts will appreciate the proximity to Lake Nocona, just minutes away by car and offering excellent fishing for largemouth bass, crappie, and catfish. With easy access to a nearby boat ramp, the lake is the perfect spot for a relaxing day on the water. Additionally, the Red River is directly across the road, offering even more recreational opportunities. Perfect for Residential Living or a Weekend Getaway The property’s tranquil setting and excellent access make it an ideal location for a residential home, whether as a second home, a weekend getaway, or a permanent residence. The ranch enjoys approximately 1,200 feet of frontage on FM 103, providing ample road access, while the gently sloping terrain offers a picturesque backdrop for a custom home or retreat. The mature tree line that separates the front coastal field from the rest of the property adds to the sense of seclusion and privacy, offering the perfect balance of peaceful solitude with convenient proximity to Nocona, TX. Key Property Features: Location: TBD FM 103, Spanish Fort, TX, Montague County Size: 110 acres, with approximately 73 acres of cultivation and 27 acres of timber Water: Water well located on the southeast end of the property (200 ft deep, producing 12-30 GPM) Terrain: Gently sloping, with about 20 feet of elevation change from east to west Utilities: Electricity available Wildlife: Whitetail deer, wild hogs, and abundant birdlife Fencing: Average condition Access: 1/4 mile of paved frontage on FM 103 Potential Uses: Residential, farming, grazing, hunting, and recreation Soil: Sandy loam, ideal for farming and grazing Minerals: Any minerals owned are being reserved (no active production on property) Wind Rights: 100% of wind rights convey with sale Taxes: AG Exempt Contact us today to schedule a private showing and see firsthand how the Bybee River Ranch can meet your needs for farming, recreation, or residential living in the beautiful Texas countryside. Listing Agent must be present at all showings. DISCLAIMER: Buyer's agent (if applicable) must be identified on first contact and be present at all showings in order to receive a participation fee, IF a participation fee is being offered. CONTACT LISTING AGENT FOR DETAILS. If this condition is not met, the commission percentage will be at the sole discretion of United Country McLemore Properties. Buyers are responsible for verifying all information and to conduct their own due diligence to their satisfaction regarding the information contained herein. No representation is made as to the accuracy of the information, including the possible value of this Real Property, type of use, zoning, amenities or rights (including without limitation, oil, gas, other minerals and/or water rights) that may or may not be available. Buyers are encouraged to consult with their tax, financial and/or legal advisors before making a final determination regarding the purchase of Real Property, and further recommends that an information, which is of special interest or importance to Buyers, should be obtained through Buyers own independent verification.

The 485 acre Bar T Ranch has been a part of the Bybee Family Properties for over 100 years. This legacy ranch is rare in many ways, beginning with its size; a property of this caliber only comes along once in a lifetime! The Bar T, with its abundance of water, elevation changes, and hardwoods separates itself from others. There are no less than 12 ponds, all in good to excellent condition, some with excellent fishing. Many of the ponds have unique traits; behind the dams are large drop offs into large ravines or creeks with hardwoods, and some are nestled into heavy timber that line the banks, making excellent duck and waterfowl hunting. In addition to the multiple ponds on the Bar T, Dye Creek, a primary feeder creek, runs through a good portion of the property. When Dye Creek isn't running, pools of water can be found through much of the creek bed.  There are several ravines and draws throughout the ranch that feed the multiple ponds. Bar T sits in an area known for exceptional sub surface water and procurring multiple water wells will be an option for the owner.  The terrain of the Bar T is diverse with nearly 90 feet of elevation changes throughout the ranch.  There is a range of hardwoods and big timber, from post oaks and red oaks to hackberry and even some cottonwoods along the big ravines. There are several open meadows that are surrounded by timber, the largest being approx. 43 acres.  The meadows are excellent resources for native grasses, food plots, and improved grasses for livestock and wildlife. The Bar T is divided into 4 different pastures allowing the rancher to rotate livestock. Hunting on the ranch is exceptional, as only limited family has hunted the ranch for years. Whether you're a bow hunter or long range rifle hunter the Bar T has the set-up.  Common game are whitetail, turkey, hogs, coyotes, bobcats, duck, geese etc.  Access to the ranch is exceptional with a black top entrance off of Hwy 59, or CR entrance on Weed Rd. There is just under a mile of frontage. The interior roads are good to excellent to maneuver throughout the property. The owner has added some additional roads recently.  The Bar T is suited for anyone whether it be residential, ranching, hunting, recreation, or future development, and there is no oil field production on the property. KEY POINTS Superb hunting Excellent surface and subsurface water Native grasses with several options to install improved grasses Gorgeous rolling terrain with ample hardwoods for livestock and wildlife Naturally beautiful landscapes with no oil production or wind turbines on the property Learn more about Nocona Texas BROKER REMARKS The Bar T Ranch is one of those that only comes around every so often. After 24 yrs of marketing ranches, the Bar T is definitely a top 5 property worthy of all the praises. To begin with it is unusual to find a ranch of this size in Montague County that is this clean. The ranch has maintained its natural beauty and natural resources. There aren't any dump sites, oil field etc. There are a couple pipelines but are very well maintained and not obtrusive to the ranch. For lack of better terms, it is a water-topia for the rancher or outdoorsman when it comes to H20. Whether it's surface ponds, primary creeks, ravines or water well potential, the Bar T has it.  The overall landscape is unreal with an abundance of oaks, open meadows usually with water within a stone's throw. Wildlife are in their own utopia with all the natural resources and lack of pressure. The Bybee Family has had limited hunting with family on the ranch.  The Bar T is not being grazed currently and grasses are abundant, so livestock will have a "field day". The Ranch is approximately 80 miles to Dallas TX and about 12 miles to Nocona TX Listing agent must be present at all showings. DISCLAIMER: Buyer's agent (if applicable) must be identified on first contact and be present at all showings in order to receive a participation fee, IF a participation fee is being offered. CONTACT LISTING AGENT FOR DETAILS. If this condition is not met, the commission percentage will be at the sole discretion of United Country McLemore Properties. Buyers are responsible for verifying all information and to conduct their own due diligence to their satisfaction regarding the information contained herein. No representation is made as to the accuracy of the information, including the possible value of this Real Property, type of use, zoning, amenities or rights (including without limitation, oil, gas, other minerals and/or water rights) that may or may not be available. Buyers are encouraged to consult with their tax, financial and/or legal advisors before making a final determination regarding the purchase of Real Property, and further recommends that an information, which is of special interest or importance to Buyers, should be obtained through Buyers own independent verification. DISCLAIMER: Buyer's agent (if applicable) must be identified on first contact and be present at all showings in order to receive a participation fee, IF a participation fee is being offered. CONTACT LISTING AGENT FOR DETAILS. If this condition is not met, the commission percentage will be at the sole discretion of United Country McLemore Properties. Buyers are responsible for verifying all information and to conduct their own due diligence to their satisfaction regarding the information contained herein. No representation is made as to the accuracy of the information, including the possible value of this Real Property, type of use, zoning, amenities or rights (including without limitation, oil, gas, other minerals and/or water rights) that may or may not be available. Buyers are encouraged to consult with their tax, financial and/or legal advisors before making a final determination regarding the purchase of Real Property, and further recommends that an information, which is of special interest or importance to Buyers, should be obtained through Buyers own independent verification.