1204 Vance

Hughes Springs, TX 75656

$495,000
Price
7,464,441 / 171.36
Lot Size / Acres
Pending
Pending
a view of a lake from a yard
a view of lake with green space
a view of a lake with houses in outdoor space
a view of a lake next to a forest
a view of backyard with green space
a view of a tree
a view of a yard
a view of forest
a backyard of a house with lots of green space
a yellow house with trees in front of it
a backyard of a house
a view of a lake with a mountain view
a view of a forest with a yard
a view of water with a yard
a backyard of a house with lots of green space
a view of a city with lush green forest
a view of a yard
a view of a lake with a yard
a picture of flowers and tree
a plant that is in a garden
a view of a yard with plants and trees
a picture of outdoor space
a view of a backyard with plants and large trees
a view of a pathway with a yard
a view of a yard with plants and trees

Description

A great opportunity to own 171 acres of East Texas timberland and recreation ground just outside Hughes Springs. This property offers a great mix of mature timber, wildlife habitat, ATV trails, and a nice pond. Ideal for hunting, riding, and weekend retreats. Texas Parks & Wildlife has completed an ecological assessment, providing valuable insight into the land’s natural history. Their findings suggest the tract may have been mined prior to 1964, likely for iron ore or gravel, with vegetation naturally...A great opportunity to own 171 acres of East Texas timberland and recreation ground just outside Hughes Springs. This property offers a great mix of mature timber, wildlife habitat, ATV trails, and a nice pond. Ideal for hunting, riding, and weekend retreats. Texas Parks & Wildlife has completed an ecological assessment, providing valuable insight into the land’s natural history. Their findings suggest the tract may have been mined prior to 1964, likely for iron ore or gravel, with vegetation naturally reestablishing beginning in 1985. The property has remained largely undisturbed since the mid-1990s, allowing decades of natural regrowth and habitat development. Aside from some attempted pine plantings and the construction of a small pond along County Road 2977, the land has seen minimal activity, contributing to its rich wildlife presence and mature timber cover. Utilities and fiber-optic internet are believed to be at the road, making this a great candidate for cabins, weekend setups, or future improvements. The property also includes partial fencing and two metal storage buildings for equipment and gear. The property fronts several roads including CR 2977 and FM 250. This tract is currently out of ag exemption but has qualified for 5 of the past 7 years. The sellers are actively working with Texas Parks & Wildlife to move the property into a wildlife management exemption. Property lines are unique and irregular, creating a more secluded interior and giving the land a one-of-a-kind layout that sets it apart from typical rectangular parcels. Plenty of opportunity to sell off smaller parcels. A solid opportunity for buyers wanting a private East Texas timber, hunting, and recreation retreat with decades of habitat already in place. Thoughtfully priced to give buyers exceptional value considering the size, location, and unique features of the property.
  1. Listed by Matt Smith • TREC #0826451 • Midwest Land Group

Property Details for 1204 Vance

Waterfront
No
Subdivision Name
1194
LISTING UPDATED: 02/19/2026 02:36 PM

Property Details for 1204 Vance

StatusPending
MLS #25017399
Days on Market44
Taxes-
HOA Fees-
Condo/Co-op Fees-
Compass TypeLand
MLS TypeRural Acreage
Year Built-
Lot Size171.36 AC
CountyCass County

Location

Listing Courtesy of Midwest Land Group, Matt Smith
Add your commute

Building Information for 1204 Vance

Lot Size171.36 AC

Payment Calculator

$2,594 per month

30 year fixed, 6.15% Interest

Principal and Interest

$2,413

Property Taxes

$181

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 1204 Vance

Summary
Location and General Information
  • County: Cass
  • Waterview: No
  • TOPOGRAPHY: Rolling
  • Directions (NO OFFICES): From W 1st and Hanes Blvd in Hughes Springs. Drive east on W 1st for 0.7 miles. Left on N Pecan. Right on Vance. In 0.3 miles turn left of CR 2977. Gate on left in 0.1 miles.
  • ROAD TYPE (ACCESS): County Maintained Road, State/US Highway
  • City: Hughes Springs
  • State: TX
  • Geo Subdivision: TX
  • Lake Community: No
Taxes and HOA
  • Taxes: 10634.01
School Information
  • Elementary: Hughes Springs
  • Middle School: Hughes Springs
  • High School: Hughes Springs
Property
Property and Assessments
  • Class: RURAL ACREAGE
  • DOCUMENTS ON FILE: Topo Map, Aerial Photo, Other/See Remarks
  • EASEMENTS: Unknown
  • Foreclosure/Bank Owned Y/N: No
  • Legal: See Agent to Agent
Lot Information
  • LOT/LAND DESCRIPTION: Wooded, Irregular
  • LAND FEATURES: Pond
  • SOIL TYPE: Sandy Loam
  • Total Number of Acres: 171.36
  • GRASSES: Native
Utilities
  • SEWER: None
  • WATER: None
  • ELECTRIC: None
  • GAS: None
Interior and Exterior Features
Exterior Features
  • OUTBUILDINGS: Metal Outbuilding(s)
  • TIMBER TYPE: Partial Coverage, Heavily Wooded, Hardwood, Softwood, Mixed
  • FENCING: Barbwire Fence, Partial Fence
  • ROAD SURFACE (INTERIOR): Natural
  • HUNTING: Deer

Property History for 1204 Vance

DateEvent & SourcePriceAppreciation
Jan 16, 2026

Pending

Greater Tyler Association of REALTORS #25017399

—
Jan 16, 2026

Pending

HARMLS #82538443

—
Jan 13, 2026

Listed (Active)

Greater Tyler Association of REALTORS #25017399

$495,000—
Jan 13, 2026

Listed (Active)

HARMLS #82538443

$495,000—
DateEvent & SourcePrice
01/16/2026

Pending

Greater Tyler Association of REALTORS #25017399

—
01/16/2026

Pending

HARMLS #82538443

—
01/13/2026

Listed (Active)

Greater Tyler Association of REALTORS #25017399

$495,000
01/13/2026

Listed (Active)

HARMLS #82538443

$495,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 1204 Vance

Taxable ValueLand$119,120Additions$12,630Total$131,750
Tax Record2025$2,169 ($181 / month)
Home Facts
Total Finished SqFt735 SqFtAbove Grade Finished SqFt735 SqFtLot Size1,297,217 SqFtStyleMiscellaneousCountyCASSAPN10066-00110-00000-000000

Schools near 1204 Vance

This home is within Hughes Springs Independent School District.
Rating
School
Type
Grades
Distance
Hughes Springs Elementary School
Public - PK to 5
Hughes Springs Junior High School
Public - 6 to 8
Hughes Springs High School
Public - 9 to 12
Rating
School
Distance
Hughes Springs Elementary School
PublicPK to 5

Hughes Springs Junior High School
Public6 to 8

Hughes Springs High School
Public9 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

Similar Homes

Similar Sold Homes

Explore Nearby Homes

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Midwest Land Group, Matt Smith

The information being provided by North Texas Real Estate Information Systems (NTREIS) and Greater Tyler Association of REALTORS is for the consumer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties the consumer may be interested in purchasing. This website may reference real estate listing(s) held by a brokerage firm other than Compass. Any information relating to real estate for sale in Dallas, Texas comes from NTREIS. Listings marked with an icon are provided courtesy of the NTREIS Internet Data Exchange database. The accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be verified through personal inspection by and/or with appropriate professionals.The data contained herein is copyrighted by NTREIS and is protected by all applicable copyright laws. Any unauthorized dissemination of this information is in violation of copyright laws and is strictly prohibited. Copyright 2026 North Texas Real Estate Information Systems. All rights reserved. Date last updated: 02/19/2026 02:36 PM