Located just 6 miles west of Nocona, Texas, this 311 acre tract offers a rare combination of accessibility, water, and long term upside. With over 3,900 feet of Hwy 82 frontage along the southern boundary and an additional 2,340 feet along Crenshaw Road to the north, the property provides exceptional access from multiple points making it highly functional for both ranch use and future division potential. The land itself has eight ponds strategically spread across the property, creating strong appeal for both livestock operations and recreational use. The presence of abundant wildlife, including whitetail deer and turkey, enhances its value as a hunting property while also supporting a well balanced ecosystem. Whether you're looking to run cattle, enjoy weekend recreation, or hold as a long term investment, this tract checks the boxes. From an investment standpoint, this area is quietly gaining momentum. Nocona and the surrounding Montague County region have experienced steady population growth in recent years, with the city itself growing nearly 10% since 2020 and continuing to trend upward annually . Montague County has also seen consistent population increases and is projected to continue growing, supported by its proximity to larger North Texas markets and the ongoing migration toward rural properties with usable land . As buyers continue to push north from the DFW Metroplex in search of space, privacy, and recreational land, properties in this corridor are becoming increasingly desirable. With strong access, multiple water features, abundant wildlife, and a favorable position in the path of gradual North Texas growth, this 311 acre tract represents a versatile opportunity equally suited for immediate enjoyment and long term appreciation.