3224 County Road 2225

Ivanhoe, TX 75447

$739,900
Price
1,832,133 / 42.06
Lot Size / Acres
View of front of home featuring a deck
Back of property featuring a metal roof, a wooden deck, and a standing seam roof
Living room with a textured wall, wood finished floors, ornamental molding, ceiling fan, and recessed lighting
Living area with ornamental molding, wood finished floors, and a ceiling fan
Kitchen with white cabinets, a fireplace, a textured ceiling, dark countertops, and a chandelier
Kitchen featuring freestanding refrigerator, double oven range, white cabinetry, tasteful backsplash, and beam ceiling
Kitchen featuring double oven range, white cabinetry, beamed ceiling, a textured ceiling, and backsplash
Kitchen with white cabinetry, dark countertops, beamed ceiling, range with two ovens, and decorative backsplash
Dining room with a textured ceiling, a fireplace, a chandelier, a textured wall, and a ceiling fan
Dining space featuring beamed ceiling, a textured ceiling, a chandelier, and recessed lighting
Kitchen featuring beamed ceiling, white cabinets, range with two ovens, decorative backsplash, and a textured ceiling
Bedroom featuring heating unit, hardwood / wood-style flooring, ceiling fan, and ensuite bathroom
Bedroom with hardwood / wood-style flooring and a ceiling fan
Full bathroom with walk in shower and baseboards
Bedroom with dark carpet and a textured ceiling
Misc room featuring wood finished floors, wood walls, a ceiling fan, and a wainscoted wall
Bedroom with a textured ceiling and carpet
Washroom with a textured wall and independent washer and dryer
Carpeted empty room with baseboards and ceiling fan
Unfurnished bedroom featuring dark colored carpet and a ceiling fan
Ensuite bathroom featuring vanity, dark wood-style flooring, and a ceiling fan
Bathroom with dark wood-type flooring, vanity, and a shower with curtain
Full bath with vanity and a stall shower
View of front of home featuring french doors, an outdoor structure, and view of scattered trees
Rear view of property with a wooden deck
Back of property
Back of property with stairs and a wooden deck
Rear view of house with stairs and a metal roof
Rear view of property featuring stairs and a metal roof
Drone / aerial view of a heavily wooded area
Bird's eye view of a heavily wooded area
Drone / aerial view of a heavily wooded area
Aerial view
Aerial view
Drone / aerial view of a forest
Aerial view of property's location
Bird's eye view of a heavily wooded area
View of pole building

Description

Discover an exceptional opportunity to launch your own agricultural or animal-based business on this well-equipped 42-acre property. Whether you're interested in raising nursery stock, small animals (such as dogs, puppies, or chickens), producing eggs, or even expanding into turkeys and more, this property is ready to support your vision. The lower section of the land features a comfortable 4-bedroom home surrounded by a few support buildings, all situated on 3 acres near the road. The heart of the...Discover an exceptional opportunity to launch your own agricultural or animal-based business on this well-equipped 42-acre property. Whether you're interested in raising nursery stock, small animals (such as dogs, puppies, or chickens), producing eggs, or even expanding into turkeys and more, this property is ready to support your vision. The lower section of the land features a comfortable 4-bedroom home surrounded by a few support buildings, all situated on 3 acres near the road. The heart of the operation lies “up on the hill,” where the property truly shines. Here you’ll find over 30 buildings totaling more than 24,000 square feet, many of which are already equipped with electricity, water, and propane. Several buildings feature concrete floors, while others have gravel, providing a range of functional spaces for various uses. Previously, the owner operated a large-scale puppy-raising business with over 400 puppies being shipped to markets across the country. A seasonal creek separates the main home from the remaining acreage, which is currently hayed by a neighbor to maintain its Agricultural Tax Exemption—a valuable benefit. This fertile bottomland could also serve as excellent pasture for horses or cattle. If you’ve been searching for a turnkey operation that would cost significantly more to build from scratch, this could be the opportunity you've been waiting for.
  1. Listed by Darla McMullen • TREC #0559934 • Hygge Homes and Land

Property Details for 3224 County Road 2225

Subdivision Name
J Windle Survey
Architectural Style
Traditional
Structural Style
Farm/Ranch House
Pool
No
LISTING UPDATED: 10/20/2025 02:59 PM

Property Details for 3224 County Road 2225

StatusActive
MLS #21087708
Days on Market95
Taxes-
HOA Fees-
Condo/Co-op Fees-
Compass TypeLand
MLS TypeFarm/Ranch
Year Built1980
Lot Size42.06 AC
CountyFannin County

Location

Listing Courtesy of Hygge Homes and Land, Darla McMullen
Add your commute

Building Information for 3224 County Road 2225

Lot Size42.06 AC

Payment Calculator

$3,863 per month

30 year fixed, 6.15% Interest

Principal and Interest

$3,606

Property Taxes

$257

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 3224 County Road 2225

Summary
Location and General Information
  • Directions: From Bonham, take HWY 78 approx. 1 mile N. & take a right on FM 273 for approx. 7 miles to Ivanhoe, take a right on CR 2225 E. for approx. 3 miles to property on the right side of the County Road. The house & the 3 acres with buildings are here with small guest houses. The rest is up on the hill.
  • Elementary School: Sam Rayburn
  • Elementary School Name: Sam Rayburn
  • High School: Sam Rayburn
  • High School Name: Sam Rayburn
  • Middle School: Sam Rayburn
  • Number Of Residences: 3
  • School District: Sam Rayburn ISD
  • Geocode Confidence: High
  • Latitude: 33.71
  • Longitude: -96.09
  • State: Texas
Parking
  • Parking Features: Additional Parking, Common, Driveway, Open
  • Carport Spaces: 2
  • Attached Garage: No
  • Parking Spaces Covered Total: 2
  • Garage: No
Taxes and HOA Information
  • Tax Legal Description: A1147 J WINDLE, ACRES 3.0
  • Association Type: None
  • Special Taxing Entities: No
Virtual Tour
Interior and Exterior Features
Interior Features
  • Fireplace Features: Gas Logs
  • Fireplaces Total: 1
  • Flooring: Carpet, Combination, Linoleum
  • Heating: Central, Electric, Propane
  • Interior Features: Cable TV Available, Eat-in Kitchen
  • Number Of Dining Areas: 1
  • Number Of Living Areas: 1
  • Appliances: Dishwasher, Electric Range
  • Basement: No
  • Cooling: Central Air, Electric
  • Laundry Features: Full Size W/D Area
  • Living Area: 3328.0
  • Smart Home Features Appor Pass Y: No
  • Window Features: Window Coverings
  • Room and Floor: Living Room-1-1, Bedroom-Primary-1-1, Master Bedroom-1-1, Bedroom-1-1, Bedroom-1-2, Bedroom-1-3
Exterior Features
  • Construction Materials: Frame, Siding, Wood
  • Exterior Features: Kennel
  • Fencing: Barbed Wire, Chain Link, Partial
  • Foundation Details: Pillar/Post/Pier
  • Number Of Stories: 1
  • Number Of Tanks And Ponds: 0
  • Roof: Metal
  • Waterfront: No
  • Room and Features: Living Room-1-1, Bedroom-Primary-1-1, Master Bedroom-1-1, Bedroom-1-1, Bedroom-1-2, Bedroom-1-3
  • Room List: Living Room, Bedroom-Primary, Master Bedroom, Bedroom
  • Horse Amenities: Electric to Barn, Equipment Barn
  • Horse Permitted: Yes
  • Exterior Buildings: Barn(s), Bunk House, Greenhouse, Outbuilding, Packing Shed, Residence, Second Garage, Second Residence, See Remarks, Stable(s), Storage, Tenant House, Workshop, Workshop w/Electric, Other
  • Levels: One
Room 1
  • Room Dimensions: 13 x 15
  • Room Length: 13.00
  • Room Level: 1
  • Room Type: Bedroom-Primary
  • Room Width: 15.00
Room 2
  • Room Dimensions: 20 x 16
  • Room Length: 20.00
  • Room Level: 1
  • Room Type: Living Room
  • Room Width: 16.00
Room 3
  • Room Dimensions: 12 x 14
  • Room Length: 12.00
  • Room Level: 1
  • Room Type: Bedroom
  • Room Width: 14.00
Room 4
  • Room Dimensions: 11 x 13
  • Room Length: 11.00
  • Room Level: 1
  • Room Type: Bedroom
  • Room Width: 13.00
Room 5
  • Room Dimensions: 12 x 14
  • Room Length: 12.00
  • Room Level: 1
  • Room Type: Bedroom
  • Room Width: 14.00
Property
Utilities
  • Utilities: All Weather Road, Co-op Electric, Electricity Available, Electricity Connected, Gravel/Rock, Phone Available, Rural Water District
Property and Assessments
  • Financing Proposed: Cash, Conventional, FHA, VA Loan
  • Handicap: No
  • Loan Type: Treat As Clear
  • Restrictions: No Known Restriction(s)
Lot Information
  • Easements: Utilities
  • Lot Features: Acreage, Agricultural, Bottom, Few Trees
  • Lot Size: 10 to < 50 Acres
  • Lot Size Acres: 42.06
  • Lot Size Area: 42.06
  • Lot Size Source: Assessor
  • Lot Size Units: Acres
  • Lot Size Square Feet: 1832133.6
  • Multi Parcel ID: Yes
  • Parcel Number: 000000084786
  • Road Frontage: County Road
  • Soil Type: Sandy Loam
  • Current Use: Agricultural, Cattle, Hunting/Fishing, Investment
  • Lake Pump: No
  • Property Attached: Yes
  • Road Surface Type: Gravel
Farm Information
  • Farm Ranch Features: Kennels
  • Number Of Barns: 3
  • Vegetation: Brush, Grassed, Partially Wooded

Property History for 3224 County Road 2225

DateEvent & SourcePriceAppreciation
Oct 14, 2025

Listed (Active)

NTREIS #21087708

$739,900—
Oct 6, 2025

Withdrawn

NTREIS #20927509

—
May 6, 2025

Listed (Active)

NTREIS #20927509

$749,000—
Apr 17, 2025

Withdrawn

NTREIS #20415602

—
Oct 27, 2023

Price Change

NTREIS #20415602

$949,000—
Aug 24, 2023

Listed (Active)

NTREIS #20415602

$985,500—
DateEvent & SourcePrice
10/14/2025

Listed (Active)

NTREIS #21087708

$739,900
10/06/2025

Withdrawn

NTREIS #20927509

—
05/06/2025

Listed (Active)

NTREIS #20927509

$749,000
04/17/2025

Withdrawn

NTREIS #20415602

—
10/27/2023

Price Change

NTREIS #20415602

$949,000
08/24/2023

Listed (Active)

NTREIS #20415602

$985,500

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

Public Records for 3224 County Road 2225

Taxable ValueLand$441,050Additions$225,210Total$666,260
Tax Record2024$3,079 ($257 / month)
Home Facts
Total Finished SqFt17,533 SqFtAbove Grade Finished SqFt17,533 SqFtLot Size1,700,844 SqFtStyleMiscellaneous CommercialYear Built1985CountyFANNINAPN84787

Schools near 3224 County Road 2225

This home is within Sam Rayburn Independent School District.
Rating
School
Type
Grades
Distance
Sam Rayburn Elementary School
Public - PK to 6
Rayburn High School
Public - 7 to 12
Rating
School
Distance
Sam Rayburn Elementary School
PublicPK to 6

Rayburn High School
Public7 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.

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More information about 3224 County Road 2225, Ivanhoe, TX 75447

3224 County Road 2225 is a 42.06 ac of land for sale in Ivanhoe, TX 75447. This property was listed for sale on October 14, 2025 by Hygge Homes and Land, it's currently listed at $739,900. This listing's school district is Sam Rayburn Independent School District. Nearby schools include Sam Rayburn Elementary School and Rayburn High School. 3224 County Road 2225 is a 4-bed, 3-bath, 3,328 sqft 42.06 ac of land built in 1980 on a 1,832,133 sq. ft. / 42.06 acres lot.

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 Hygge Homes and Land, Darla McMullen

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: 10/20/2025 02:59 PM