Exceptional 260± acre farm and ranch offering agricultural productivity and outstanding recreational appeal. Approximately 175± acres are irrigated by LNVA, supporting active rice production and improved pasture. The property includes two ponds, 8± acres of plantation pine planted in 2007, and is surrounded by large rice farms creating exceptional waterfowl and bird hunting habitat. Improvements feature two established house pads, water well, aerobic septic system, and a pull-through driveway for convenient access. With county road frontage and approximately 1.7 miles of interior roads, the ranch provides excellent accessibility and usability throughout. In addition to the full 260± acres, a 10-acre tract and a 20-acre tract can be sold separately offering flexibility for a smaller homesite, weekend retreat, or long-term land ownership opportunity. A rare chance to secure a versatile Texas ranch.