Bob Sandlin Ranch

Mount Vernon, TX
342 Acres
Franklin County

Property Description:

This is perfect for the person looking for a ranching lifestyle while living on the lake, rolling terrain, great cover, and productive pasture land within an 1.5 hour drive of the Dallas-Fort Worth Metroplex. Improvements for all your needs have already been completed – from the 5 Bedroom house, water wells, equipment barns, horse barns with turnout, working pens, and fencing for livestock. It feels like a quiet retreat with long view up Lake Bob Sandlin and over the deep water of the lake and dam, which separates Lake Bob Sandlin from Lake Cypress Springs. Though the property has excellent potential and use today, the location makes this a very solid investment for the future.


The three story main house is well-maintained and constructed of primarily stone with a Tamko metal shingle roof. This 5 bedroom, 6.5 bath home totals approximately 8,200 sf and was built in 2004. Walking into the house, you are immediately greeted by the magnificent great room with a two story, vaulted, exposed beam ceiling with large stone fireplace and bar, and large wine closet overlooks the pool and lake.  There are 4 fireplaces and a beautiful gourmet kitchen with 8.5’ by 4.75’ granite center island, granite counter tops, and walk in pantry. Top of the line Dacor and Sub Zero appliances are a combination of gas and electric. There is a buried 1,000 gallon propane tank and a septic system for waste.

There is a master bedroom on the ground floor with a fireplace and walk in closet, large bath with separate tub and shower, double sinks, and vanity areas. A walk in safe room with custom bank vault door is in the closet. An office with beautiful glass and wood pocket doors could also be an additional bedroom on the first floor. Upstairs are 3 bedrooms, 3 baths and a game room with wet bar and balcony overlooking the pool and lake. There is also a high-end media room and a well equipped exercise room on the bottom level.

The area around the house is attractively landscaped and irrigated. Outside living is encouraged while enjoying the magnificent views of the lake, pool, and pastures while sitting on the covered porches, balconies, and screened in porch on the back of the house. The negative edge swimming pool is salt water and the gazebo has an outdoor fireplace, with gas grill, refrigerator, and sink.

The auto courtyard has a 2 car garage and a 3 car garage with two auto lifts allowing the three car garage to hold 5 cars. A 25 KW generator powered by the 1,000 gallon propane tank provide power to 75% of the home. There is also a 2 bedroom lake cabin on the lake near the boathouse with two slips and lifts for boats.

The main barn totals 4,500 SF and has an adjacent 12,000 SF of covered working pens and an additional 3,600 sf of covered equipment and hay storage.

The horse barn has seven stalls, two being mare stalls. Stalls have auto water, auto fly mister, and concrete floors with drains. They also have an office, tack room, and feed room. The stalls lead to plenty of good turnout. There is also a large round pen and a 6 horse electric walker. Adjacent to the horse barn is an equipment barn/shop and dog kennel. Additionally, there is a 40’ x 120’ shop/storage building with three roll up doors that is accessed by a separate entrance from Texas Highway.

The property is perimeter fenced and cross fenced with a combination of pipe and cable and smooth wire fencing, ideal for rotating the livestock, separating the horses, and providing plenty of turnouts.


The property is located at the eastern intersection of Texas Highway 3007 and SE CR 4210. This is the epicenter of four well-known and popular East Texas Towns, only 15 minutes from Mount Vernon and Mount Pleasant to the northwest and northeast and Winnsboro and Pittsburg to the southwest and southeast. All of these quaint towns have numerous shops, stores, and restaurants. Excellent water sports and fishing exist on Lake Bob Sandlin and nearby Lake Cypress Springs and Monticello Lake.

Road/Frontage Access:

The ranch totals 342+/- acres and is bisected by SE CR 4210 with the majority of the improvements and the frontage on Lake Bob Sandlin located on the southeast corner of TX Hwy 3007 and CR 4210, which are both asphalt paved two lane roads. The 148 acres of vacant land and 22 acre lake is located at the northeast corner of these two roads.


Situated in the Post Oak Savannah eco region of Texas, the ranch features a wide variety of rolling hills, heavily wooded areas, and productive pastureland for growing hay or running livestock. There are improved pastures producing fine grass particularly on the southern 194 acre, lake front portion of the property. The northern 148 acre portion of the property has improved pastures, but there is also more trees and wildlife around the 22 acre lake. Soil types on the ranch include; Woodtail fine sandy loam, Wolfpen sandy loam, Nahatche loam, and Freestone fine sandy loam.


The southern 194 acres of the property has over 3,200 feet of frontage on the shore of Lake Bob Sandlin- a 9,460 acre lake that has become well known as one of the top bass fishing lakes in the state. Additionally, there are seven stock tanks varying in size that provide water for each of the pastures. The northern148 acres feature a 22 +/- acre lake that is full of trophy Bass as well as various stock tanks for livestock. The northern tract also features approximately 4,300 +/- feet of frontage on both sides of Andy’s creek, which is a tributary to Bob Sandlin Lake.

The southern 194 acres has three deep water wells that connect to a pasture watering system.


The terrain of this property is rolling with great views looking over the improved pastures and the lake. Elevation on the property ranges from 450 +/- feet above sea level at the highest point to approximately 330 +/- feet above seal level at the lowest point on the shores of Bob Sandlin.


There is an abundance of typical Texas wildlife on the ranch: deer, pig, dove, duck, etc. The combination of wooded areas surrounding the property and open pastures provide a variety of suitable habitat for wildlife of all types. The fishing in Lake Bob Sandlin and the 22 +/- acre lake is outstanding for bass, crappie, and catfish.


Consult listing broker for more information on minerals.