CORRIGAN, TX 77351

This is ±103.5 acres of established East Texas ranch land, about four and a half miles north of Corrigan, that is producing today and positioned for what comes next. WHAT YOU'RE BUYING TODAY The property is an active hay operation. Established Bahia hay fields cover the open ground, fenced and cross-fenced and ready for cutting or grazing. The pasture carries an active agricultural exemption, which keeps annual property taxes remarkably low and makes this one of the least expensive tracts in the area to hold. Water is everywhere. Three stocked ponds are spread across the pastures for livestock, irrigation, and fishing. The property also fronts Piney Creek, where a wooded creek bottom of mature hardwoods and timber pockets provides shade, wildlife cover, and prime whitetail habitat heading into deer season. The infrastructure is already in place. Public water service, a private water well, and electricity are all on site, so there's no waiting on utility extensions or drilling. A large, high-clearance metal barn is ready for hay storage, equipment, or a shop. There are no restrictions. The property sits outside Corrigan's city limits, with no zoning, no HOA, and no deed restrictions. You decide how it's used. WHAT IT CAN BECOME A barndominium. The metal barn is a ready-made shell for a barndominium, one of the most popular ways to build in rural Texas. Convert part of it into living quarters and keep the rest as shop and equipment space. Starting from a standing structure with power and water on site saves serious time and money compared with building from bare dirt. A ranch that pays its own way. Keep cutting and selling Bahia hay, lease the fields, or run cattle. The land keeps working and keeps its ag valuation while you decide your long-term plans. A long-term position on the I-69 corridor. The property fronts US 59 near the northern tie-in of TxDOT's new Corrigan relief route, part of the future Interstate 69 linking Houston to Lufkin and beyond. As the corridor is upgraded, highway frontage at this location becomes increasingly scarce. A tax-advantaged investment. The property is located in a designated Texas Opportunity Zone, which can offer significant capital gains tax benefits to qualifying investors who invest and improve within the zone. LOCATION About 100 miles north of Houston, with Lufkin and Livingston close by, and within Corrigan-Camden ISD. Corrigan's economy is anchored by the timber industry, including RoyOMartin's major manufacturing expansion, one of the largest industrial investments in Polk County. The land also carries a piece of Texas history: it was once owned by the Buffalo Bayou, Brazos & Colorado Railway, the first railroad to operate in Texas. THE VALUE Most land around Corrigan sells as raw timber that needs clearing, fencing, and utilities before it's usable. Recent area sales run roughly $5,000 to $9,500 an acre, mostly for wooded tracts still waiting on that work. This property is offered at $930,000, under $9,000 an acre, with the pasture, fencing, ponds, water, power, and barn already done. You're buying finished, working land at a raw-land price, with creek frontage, highway frontage, and room to build. Now is the time to see it. Walk the hay fields, the ponds, and the creek bottom this fall, and be settled in before spring. Call to schedule a private tour.

Two notes before you post it.

Verify the Opportunity Zone. Confirm the parcels fall inside a currently designated Qualified Opportunity Zone tract (check the HUD or Treasury OZ map by census tract). The current designations remain valid through 2028, but new 2.0 zones take effect in 2027 and not every existing zone carried over. I worded the benefit as "qualifying investors who invest and improve," because buyers' tax advisors will check that. The barndo conversion could actually count as the kind of improvement OZ rules require, which helps the pitch.

Keep the February deadline off the page. Telling buyers you need to close by February invites lowball offers. The fall-tour language creates urgency without revealing your timeline. To actually close by February, you need a signed contract by mid-to-late December, since rural deals with Farm Credit financing typically take 30–45 days. Launch the listing within the next two to three weeks.