Lucky P Ranch

Property Map

Lucky P Ranch

Winnsboro, Texas

Lucky P Ranch sits on the shores of Lake Cypress Springs, just north of Winnsboro in Franklin County, Texas. Nearly 300 acres, the ranch offers a large hacienda-style home, equestrian facilities, abundant game, and the rolling timbered hills of East Texas. This is a family ranch, offering the unique recreational lifestyle of lake frontage and large acreage. The 5,701± sq. ft. residence with Mediterranean styling emphasizes four living areas and the panoramic view of the lake. The home is situated atop a high ridge that extends into the body of the lake, creating 725± feet of shoreline and resulting in gorgeous views of sunrises and sunsets. The rear patio is extensive at approximately 2,000 sq. ft., and made to capture precious moments with the family enjoying the lake, jacuzzi, stone fire pit, or the expansive rock-terraced yard.

Co-listed with United Country, Cain Agency, Inc.


The ranch is located just seven miles north of Winnsboro, Texas, on Franklin County Rd SE 3350. The property is also about three miles east of the community of Purley and eight miles south of Mt. Vernon at exit 146 on I-30.


Situated in southern Franklin County, the ranch is tucked in along the shores of Lake Cypress Springs, which is often recognized as one of the top lakes in Texas for recreation and scenic beauty. It is a serene and picturesque lake, with rather stable pool elevations. There is a long succession of investment and development in the area from Dallas clientele, since the proximity is perfect as a secondary residence for many. More recently, however, properties in this area within this price range have been purchased by an increasing number of buyers interested in year-round residency.

General Description: 

Lucky P Ranch was designed to be enjoyed by one’s family and friends. The ranch is accessed through a custom, remote key-coded iron gate. From here, one follows a long gravel drive that winds down through hills of pine, cedar, and oak for nearly a mile, dropping nearly 100 feet in elevation, before ending at the property’s woven wood rail fencing and rolling lush greenery of hayfields and horse pastures. A concreted drive connects with the gravel drive and winds past the ranch’s covered arena and barns, climbing slightly towards the main residence, which is situated on a large ridge, offering panoramic views of Lake Cypress Springs. Large native red stone has been used extensively for retaining and sculpting earth throughout the ranch from the front gate to the lake shoreline.

  • 292± deeded acres
  • 5.7± leased acres encompass the lakefront and homestead

As with all shoreline property on Lake Cypress Springs, the leased parcel is owned by the Franklin County Water District under the authority of the US Army Corps of Engineers. The parcel is under a renewable 99-year lease to the ranch. 

Leases & Permits: 

The ranch holds a permit from the Franklin County Water District for the construction and maintenance of a pier and boathouse. This permit is renewable and transferrable to a new owner.


The ranch is highlighted by a remodeled 5,701± sq. ft. Mediterranean-influenced home that can accommodate up to 16 people comfortably. The residence features the following:

  • Four bedrooms and four baths; four living areas; game room
  • Gourmet kitchen that overlooks the lake and can easily accommodate large meals and gatherings. The kitchen features a fireplace at counter height, concrete countertops, seven-seat bar top, large custom concrete double sink, 60 in. glass door Northland refrigerator, 5 ft. commercial gas stove with six burners, broiler, griddle with two double ovens, 5 ft. commercial vent with a hood, an "Advantium" speed-cook oven, a warming drawer, two dishwashers and two pantries
  • Bar with wine and beverage cooler, four seats overlooking great room, concrete countertops, and built-in wine rack
  • Wood-burning fireplaces in the great room, kitchen and master suite
  • 26 ft. ceilings with hand-scraped wood beams throughout the home
  • Italian tile, brick and wood flooring
  • Lifetime Spanish “barrel” metal roof
  • Boat house and deck with four-position personal watercraft (PWC) drive-on dock
  • 61 jet/ 8-person jacuzzi
  • 210’x 110’ covered arena with three stable areas in connected pastures
  • 105KW diesel-powered backup generator with automatic switches
  • 5,000 sq. ft. insulated metal shop with 1,000 sq. ft. manager apartment and two full baths, three large overhead doors, and front and rear concrete aprons
  • 2,500 sq. ft. metal barn that is for general storage
  • Two historic barns in excess of 100 years old

Franklin County offers mild winters averaging 60 degree daytime highs and 38 degree lows in January. Summertime temperatures can average up to 96 degrees in late summer cooling to 72 degrees most nights. In an average year this area receives approximately 39 inches of rainfall.

Water Resources: 
  • Multiple flowing springs
  • Three ponds
  • Two water wells (one at 500 ft. deep capable of 50 gallon per minute, and the second 80 ft. deep)
  • Golf course-style Hunter irrigation system utilizing lake water and delivered by remote, oversized pipe
  • House water provided by the Cypress Springs Water Cooperative
  • Piped water supply to lower pond from springs
Grazing Resources: 

The main grazing areas are limited to the horse pastures. However, with modest fencing additions, nearly all of the ranch could be grazed by cattle without much effort.

Timber Resources: 

Short leaf pine, red oak, white oak, juniper, sweetgum and elm are growing on an average site index of 83.75.

Wildlife Resources: 

Lucky P Ranch has whitetail deer, feral hogs, and waterfowl.

Fishery Resources: 

Lake Cypress Springs is known for its excellent spotted bass, crappie, largemouth bass, catfish, and bluegill fisheries. With a surface area of 3,461± acres and a maximum depth of 56 feet, the fisheries has managed well since the lake’s creation in 1970. Catfish, largemouth bass, and perch are abundant in the ranch’s ponds.

Recreational Considerations: 

Lucky P Ranch is developed for recreation end to end. Watersports, fishing, and scenery offered on Lake Cypress Springs uniquely combine with the ranch’s equestrian improvements, rolling timbered hills, and the features of the residence to solely support a recreational lifestyle. 

Aesthetic Considerations: 

The panoramic views of the lakefront are heartwarming, unique to each season, and always appropriate for a quiet early morning coffee or an evening cookout entertaining friends. 


The King family settled on this land generations ago, likely in the mid-19th century, becoming major land owners and farmers in the area. The brick walls of the homestead, carriage house, barns and curbed farm road still stand as a silent reminder of the earlier generations who enjoyed and prospered on this land.


Annual property taxes are approximately $19,845, while lease and permits payments are approximately $250 annually.

Water Rights: 

Any and all water right appurtenant to the ranch will be conveyed to the new owner at the time of sale.

Mineral Rights: 

Any and all mineral rights owned by the seller will be conveyed to a new owner at the time of sale. However, it is believed that none are owned by the Seller.

Additional Information: 

Property has significant paved frontage along SE CR 3340 and SE CR 3350. 

Broker Comments: 

Lucky P Ranch is the embodiment of what dreams are made of in a recreational property in northeast Texas. The home is beautiful and unique, scenic, of exceptional quality, and attached to 300± acres of ultimate playground.


Seller will consider cash, conventional loan, or possible partial seller financing.


Hall and Hall is acting as a Listing Broker and will gladly cooperate with any Broker acting as a Buyer's Agent only.

Texas Real Estate Commission Information About Brokerage Services

Texas Real Estate Commission Consumer Protection Notice

The Facts: 
  • 297± acres
  • 5,701± sq. ft. hacienda-style residence
  • Homestead located 25 feet above pool elevation
  • 180 degree views from 725 feet of prominent shoreline on Lake Cypress Springs
  • Winnsboro is located 85 miles east of Dallas on I-635, and 105 miles west of Shreveport, LA
  • 13± acres of horse pastures and traps
  • 210’ X 110’ covered arena
  • 15± acres of improved hayfields
  • 250± acres of timber production
Additional Services: 

MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Justin Bryan at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources.Wes Oja, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.

AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate.  Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation.  Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day.  For more information on our auction services contact Scott Shuman at (800) 829-8747.

APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe.  For more information contact our appraisal team at (406) 656-7500.

SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.  In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.

Competitive Pricing  |  Flexible Terms  |  Efficient Processing
Dave Roddy • (406) 656-7500 
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884

NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.