Madison Oaks Ranch is 341 acres of raw, wooded timber land in Jefferson County near Fannett, in the Gilbert Woods corridor, about 20 minutes from Beaumont. Winnie is around 10 miles off and Houston about 80 miles west. The tract sits in the Hamshire-Fannett ISD, close to Gator Country, with ranchland on three sides and a subdivision at its back.
The land is flat bottomland, raw and wooded thick in mixed hardwoods and heavy brush. Dirt interior roads and some cleared senderos run through it, and that is about the whole break in the trees. Stand on one of those roads and the view is timber in every direction, which is where the privacy comes from. All 341 acres are timbered, and the timber rights convey. Whitetail use the property, with coyotes and bobcats present.
Ranchland borders the tract on three sides. A subdivision borders it on the south, which tells you which way growth is moving. Entergy electric runs to the boundary, rural water and fiber internet are available, and cell service is moderate. That is the utility list a developer wants at the line before the first lot is drawn. Access is by private road through a manual gate.
There are no buildings on the tract. The property carries a timber exemption, which holds the tax bill down while it sits as timber or waits on a plat. It also carries pipeline income: the sellers reserve a pipeline corridor tract, and 25% of future pipeline income conveys with the sale.
Timbered Bottomland
341 acres of flat, thick-wooded mixed hardwoods and heavy brush, timber rights convey.
Pipeline Income
25% of future pipeline income conveys with the sale.
Timber Exemption
The tract carries a timber exemption.
Utilities At Boundary
Entergy electric to the boundary, with rural water and fiber internet available.
Private Road Access
Private road through a manual gate, with dirt interior roads and cleared senderos.
Growth Corridor
Ranchland on three sides and a subdivision on the south, about 20 minutes from Beaumont.
Whitetail Present
Whitetail use the tract, with coyotes and bobcats present.
Improvements
There are no structures on the tract. Entergy electric runs to the boundary, rural water and fiber internet are available, and cell service is moderate. Access is by private road through a manual gate, and from there dirt interior roads and some cleared senderos run back through the timber.
That is the whole list, and it is enough to develop from. Power, water and fiber at the line and a subdivision on the south boundary mean the groundwork for residential or mixed-use development is already in place, while the timber exemption keeps the carrying cost down until that happens.
Land & Water
The land is flat bottomland, raw and wooded thick in mixed hardwoods and heavy brush, with high privacy and wooded views in every direction. Dirt interior roads and some cleared senderos run through the tract. About 341 acres are timbered, and the timber rights convey with the sale.
Whitetail use the property, with coyotes and bobcats present. The tract is bordered by ranchland on three sides and a subdivision to the south, and it sits close to Gator Country near Fannett.
Investment Notes
The tract sits in a growth corridor. A subdivision borders it on the south, and electric, rural water and fiber are available to develop, pointing toward residential or mixed-use development as the area fills in from Beaumont. Ranchland on the other three sides keeps the tract private in the meantime.
The property also carries pipeline income. The sellers reserve a pipeline corridor tract, and 25% of future pipeline income conveys with the sale. The timber exemption holds the carrying cost down while the land is held, and the timber rights convey.
