Help with price of this small ranch with Pease river frontage

Everyone was a great help with a piece of property I was looking at in Oklahoma, but it was sold before I could write a contract on it. So, I'm looking at another one near Vernon. I know absolutely nothing about what the value of land in this area would be since it has river frontage and I would greatly appreciate any advice both pro and con about the area or price. Thank you all in advance for your help.
http://www.landsoftexas.com/property/145.1-acres-in-Wilbarger-County-Texas/4045368

Hard to say about the price since I'm not too schooled in that area ATM. Have a friend that bought a place about the same size on the Pease south of Quanah and south and west of this one for around $1500/AC, but that was about 8-10 years ago and nothing is getting cheaper for sure. It has quite a few canyons/elevation change which is nice, but makes it hard to get around without ATV/UTV, especially in weather. The Pease intersects his and is more remote and further away from town, which I like. But that's just me. But he didn't have any structure and just uses campers and bought one of those steel railcar type containers to keep his equipment. He's got really big neighbors too, which helps.

I will say they've killed some GREAT bucks off the place in the 135-155 range, as well as some hogs and even javis. Dove hunting can be incredible too. The birds like to follow the rivers and it's a natural flyway as well.

Another buddy has a place to the north off 283 not too far off the Red, but no frontage. They haven't killed bucks as big as the first guy, although some really nice ones. But they always have plentiful game and it's a very productive place.

All in all I think it's a really underrated area and plenty of game and the price seems fair for what you're getting, but I'm not an authority on that and they all seem high to me these days. Only negatives would be proximity to town and would just want to be a little further west.

I would not buy. Properties that abut river SOUND GREAT, but in Texas the rivers are public property so anybody with a jon boat, a kayak, canoe or whatever can basically park on the water in front of your property.

A buddy of mine was on what looked like the perfect lease just outside Childress with river frnotage.

Said it was HORRIBLE because of all the weekenders up and down river, people 4 wheeling in river bed.

And, that property is WAY overpriced.

Seems high & I have also heard of some issues with people driving the river, BUT I don't know if it is a problem in that area. Being close to town, I could see it getting traveled though. I do know that some good deer run the river though. Another thing that would worry me more than that is how everything around is farm land. That is a travel corridor,but if the neighbors hunt hard,you will have to depend on the deer getting through to you. Could be tough to have much in the way of better deer if both sides of you shoot everything. For the most part ,especially in the daylight you have to depend on the deer coming along the river.

Please give me a call if you are still wondering. I would be glad to help you.

They put a stop to the people using ATV's north of Crowell on the Pease river The state did this a few years back. Seems high but there's some big deer up there.

Childress area has Red river frontage with public access. Pease river doesn't. Also mulies to be found along areas of the Pease. Beautiful area with what can be awesome hunting. You need to check it out, Mr T

Rivers in Texas have to be navigable by watercraft to be open to public, with a few exceptions, Red river being one. Also Canadian river near Fritch.

After looking at pics, looks like probably no mulies, but probably good WT and tons of hogs.

$2615 an acre for that place doesn't seem off to me at all. Course I'd want to see the terrain and possibly know about the neighbors and taxes. My breakdown below. The improvements that were made look like someone bought the property to run some hunts off of. Looks like large swaths of land to the north, west and east of the property with minimal buildings/residences. You do have a house to the south across the river but seems like a buffer of raw land in between. Looks like a prime sanctuary to me!
Cabin = 15k
Carport 500.00
Bunk Area 3500
Carport 750
10' Hunting blind = 1000.00?
Improvements are 20,750.
Land is priced at $2472 per acre.
If the deal can be done for $2415 an acre I say do it. All contingent on the above factors as well. Start low at 340k but if that property can be had for 350k and I could swing it I'd jump on it!

I would try to research who the neighbors are, do they hunt or lease, etc. etc...

Some really big deer come out of Wilbarger each year, both in body weight and antler score. I would imagine the deer density might be a little less then you are use to but some monster's roam those river channels/beds.

It does seem high but it's a turnkey place so that's going to command a premium price. You can find cheaper but do you want to do all the work and expense to make it into a livable camp?

I would probably go walk it personally, sometimes property's look better or worse in person, good luck!

Beautiful place you sold in Eastland county, we have land in Callahan county bordering Eastland county line. In my opinion I would look further west around Childress and Wellington. Big white tail and mule deer.

If it were me I would be looking further southwest in areas that have free ranging exotics like axis etc...

I think y'all are retired or close to being. If you have the time to spend there after a longer drive you get a lot more bang for your buck with year round hunting

I have hunted a place on the river near there for a few years now. It's a good area, no doubt about it. On the issue of public access of the river, I wouldn't worry about it if you have good neighbors. True, foot traffic and horse back is public. Access is not. The only public access is the hwy 6 bridge near Quanah and the bridge near Vernon. So unless someone wanted to walk from those locations you won't have any problems. If someone were to make the hike, they can hunt inside the vegetative line. Your neighbors could access the river from their own land, right next to you, and hunt the river. If they're good folks it won't be a problem. Anyway you can find out who your neighbors are?

Seems like a nice place to me at a reasonable price. However it would be too close to Town and the highway for my liking.