This 121.86-acre property is located southeast of Van Alstyne, off FM 3133, with frontage along Blackmon Road and Milam Road at the southwest corner of their intersection. The land is currently utilized as cropland and for hay production.

This property is a significant agricultural and development tract located in the path of growth southeast of Van Alstyne, Texas.

Property Overview

• Location: Situated at the southwest corner of Blackmon Road and Milam Road, just off FM 3133.  It is located in H. Hardin subdivision.
• Topography: Generally level to gently rolling cropland. It is located outside the city limits (ETJ) and currently has no specific zoning restrictions, offering high flexibility for buyers.
• Current Use: Primarily used for agricultural production (crops and hay), which allows for a 1-D-1 Agricultural Tax Appraisal, significantly lowering annual property taxes.

Key Features & Utilities

• Infrastructure: The tract features asphalt road frontage on two sides (Blackmon and Milam). It is well-fenced with barbed wire on the north, south, and east boundaries, and partial fencing along the west side.
• Water: Service is provided by South Grayson Special Utility District (SUD). A 4-inch waterline is reported to run along the northern and eastern boundaries, though verification with South Grayson Water Company is recommended.
• Utilities: Co-op electric is available to the site. There is no sewer; any residential development would require on-site aerobic septic systems.
• Development Potential: The property is considered an ideal “buy and hold” investment or suitable for subdivision into “ranchette” style 5–10 acre lots, a popular trend in the Van Alstyne area.

Strategic Considerations

• Pipelines: There are two pipelines crossing the property. Prospective buyers should review the survey to understand how these easements might impact building footprints or road placement for a future subdivision.
• Old Homesite: There is a historical homesite area on the Blackmon Road side that serves as an elevated, natural building site for a primary residence.
• Schools: Located within the highly-rated Van Alstyne Independent School District (ISD), which is a major driver for property values in this submarket.