Carol Rose Ranch

Gainesville, TX
248 Acres
Cooke County

Property Description:

The 248+/- acre Rose Ranch is located on the east side of IH-35 across the rolling prairie of northern Cooke County just south of the Red River at the Texas – Oklahoma border. This ranch has been a renowned horse breeding and training facility for decades. The central location between Dallas, Fort Worth and Oklahoma City, as well as numerous smaller North and Central Texas markets, makes this ranch desirable. The ease of access from IH-35 and US-82 have contributed to the success of this equestrian ranch.


This equestrian ranch includes a main house, multiple residences for employees, barns, pens, loafing sheds, an indoor arena and two outdoor arenas for training, reining horses, working cow horses and for general riding.  The main house is a 3,700 sq ft home with an adjacent 1,000 sq ft office, built in 1965. There are 9 homes/mobile homes suitable for employee and trainer housing.

The indoor arena is 90 ft x 200 ft with a large screened holding area for cattle on the south end. The outdoor roping arena, also used for training, reining horses, working cow horses and for general riding, is 110 ft x 303 ft with extensive cattle holding pens on the south end and a 15 ft return alley running the total length of the arena. There is a 125 ft square cutting pen/arena, 175 ft round pen, an enclosed 6 horse walker, and an open 200 ft x 400 ft exercising track.

There is a total of 16 barns and 8 pasture loafing sheds. Included are typical stalls, mare motels and breeding barns with a total of approximately 200 individual stalls. There is a 12-stall and 28-stall barn used for stallions and/or a training facility, as well as two large barns designed for mares and foals, a dry mare motel and a wet mare motel barn.

The facilities are designed to work efficiently with minimal staff; for example, movable panels, alleys, and fencing allow one person to move horses or cattle from pastures to the breeding barn or training facilities.

Another 3 bedroom house and barn are located on Rose Ranch Lane. There are gravel and asphalt roads providing access to all areas of the ranch and extensive fencing and cross-fencing using pipe corrals, pipe fencing, and woven wire fencing.

Telephone and electricity are available at the southern property line. Water is furnished by on site wells and heating fuel is supplied by propane tanks. Electrical Service is provided by Cooke County Electric Coop.


The property is located in the north-east corner of IH-35 north bound where it intersects with the FM 1202 overpass and on/off ramps, a few miles north of Gainesville, 7 miles south of the Red River at the Texas – Oklahoma state line,  and 75 miles north of the Dallas-Fort Worth Metroplex in Cooke County, Texas. The property has frontage along IH-35 on the west, FM 1202 on the south and County Road 137 on the east. Texas DOT has plans to widen IH-35 from 4 lanes to 6 lanes from US-82 north to Exit #1 in Oklahoma in the future. The Gainesville Municipal airport is located 7 miles southwest of the ranch on the west side of IH-35.


The equestrian ranch is currently being used for agricultural purposes with improved pastures for grazing along the northern border of the property and the large equestrian and residential improvements located in the central portion of the ranch. The property has an agricultural exemption.


The surface water on the property is abundant with 6 stock tank/ponds and several wet weather creeks scattered across the ranch. Water for the improvements is supplied by wells.


The property is gently rolling and covered with improved pastures on the central and southern portion of the ranch, with native pastures on the northern-third of the ranch. Elevation on the property ranges from approximately 860 +/- feet above sea level at the highest point along the western boundary of the property, and 810 +/- feet above sea level near the north east corner of the ranch.


Consult Listing Broker about minerals.

Development Potential:

The ranch is located on the east side of north bound IH-35, just south of the Texas Oklahoma border. Just across the border into Oklahoma is one of the largest casinos and entertainment venues in the country. This heavily traveled IH-35 carries international and national traffic from Ports of Entry in South Texas to destinations beyond the Texas/Oklahoma border.

Situated in the path of growth, as north Texas continues to grow north, this ranch located in the heart of horse country between Dallas/Fort Worth, Texas and Oklahoma City, Oklahoma is ideal for continued equestrian and livestock use now with the long-term potential of commercial use on the south end of the ranch in the future.

There is 5,000 ft of IH-35 frontage on the western side of the ranch and 2,200 ft of FM 1202 frontage on the south end of the property (going east and west). And 6,400 ft of frontage along the west side of former CR 137 (a gravel road), which is now utilized as a private road accessed by a code access gate/entrance.

The approximately 40 acres at the south end of the property has frontage and visibility from IH-35 and FM 1202 and County Road 137. Located at the north-east corner of FM 1202 overpass, it has each access and 4-way on/off access to IH-35. The other 3 corners have already been developed with a car dealership, restaurants, hotels, and other commercial users. This property could easily be sold without affecting the continued use and visibility of the equestrian property.