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Old 04-10-2019, 07:03 AM   #1
Darton
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Default Groundbreaking at Coal Creek Ranch! It could be yours!

As many of you know, I began my dream of land ownership in 2012 with a 120 acre parcel in Pittsburg County Oklahoma. I created a thread for my journey for no other reason but to document my progress and see how the land developed from year to year. Over time the size of the ranch increased and so did the interest of many on the prospect of owning their own piece of land here in Oklahoma. During the last several years I have had the distinct pleasure of helping many TBH’ers realize that dream here in the Sooner State. This demand influenced me to recently obtain my realtor license and become a site sponsor to help support this great place and give its members a trusted land professional north of the red river, to help guide them through the nuances of land acquisition here in Oklahoma. Every client is different, but everyone requests the same basic things regardless of property size and budget. So, with that in mind I set out to do something, that to my knowledge, TBH has never seen!

I am pleased to present Coal Creek Ranch! This 164 acre property is located in Hughes County Oklahoma and is as good as it gets if hunting big deer is your passion! I plan on having this gem complete by July 1st and all you will need is your camper to start hunting! This property is being developed with the hunter in mind! Once completed, Coal Creek will be able to be maintained with a compact, 28-35 hp, tractor with the proper implements.

The upgrades, features, and improvements that will set Coal Creek apart from the rest include:

• All debris and junk removed from the property.
• Road maintenance and tree trimming.
• Road system gives you access to the entire property.
• Road system gives you access to primary stand locations for different winds.
• Custom double gated entrance.
• Brand new 30X50X12 shop with 2 personnel doors, 2 overhead doors, and a 17X50 overhang to keep your camper out of the elements. Slab will be fiber mesh and re-bar.
• Pad for the shop will be big enough to accommodate a future cabin.
• Rural water to the shop.
• 30 amp and 50 amp plug for the camper near the covered portion of the shop.
• Power outlets and lights inside of the shop.
• Food plots made and reclaimed from overgrowth.
• Skinning rack.
• Stands and feeders. (Available for purchase separately.)
• Perimeter Fencing.
• 5.8 miles west of the McAlester Army Ammunition Plant
• Coal Creek runs east to west through the property.
• TBH list price is $1750 an acre or $287,000.00
• Any inquiries can be sent to me via PM or the phone number on my avatar.

If I forgot anything just fee free to ask

Updates will be added as the project progresses

For a project of this size and scope I had to enlist the services of wingnut and Split Brow to assist me in the earth moving and photo department! I learned a long time ago that if you aren’t good at something find someone who is! So those boys will be chiming in at some point showcasing their talents!
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Last edited by Darton; 04-10-2019 at 07:10 AM.
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Old 04-10-2019, 07:12 AM   #2
KactusKiller
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Man what a great looking piece of property and the price is great compared to Texas land. If I lived north of dfw this is where I’d own land for sure.

Good luck with the venture!

Last edited by KactusKiller; 04-10-2019 at 07:23 AM.
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Old 04-10-2019, 07:16 AM   #3
JLivi1224
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Quote:
Originally Posted by KactusKiller View Post
Man what a great looking price of property and the price is great compared to Texas land. If I lived north of dfw this is where I’d own land for sure.

Good luck with the venture!
100%! If I was in N.TX it would be OK for me as well.
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Old 04-10-2019, 07:17 AM   #4
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And another adventure by the one and only. Can't wait to see the transformation.

Best of luck with the sale of this beautiful piece of property.

Rwc
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Old 04-10-2019, 07:21 AM   #5
TCB
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Awesome looking property and priced to sell!!!
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Old 04-10-2019, 09:52 AM   #6
Darton
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Quote:
Originally Posted by KactusKiller View Post
Man what a great looking piece of property and the price is great compared to Texas land. If I lived north of dfw this is where I’d own land for sure.

Good luck with the venture!
Thank you sir! Love the updates to your place

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Originally Posted by JLivi1224 View Post
100%! If I was in N.TX it would be OK for me as well.
Less than 3 short hours away from the DFW Metroplex

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Originally Posted by Rwc View Post
And another adventure by the one and only. Can't wait to see the transformation.

Best of luck with the sale of this beautiful piece of property.

Rwc
As always, it is a pleasure to have you follow along

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Awesome looking property and priced to sell!!!
Thank you sir A simple search of raw land listings in Oklahoma will show it is a great value and priced to move!
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Old 04-10-2019, 10:33 AM   #7
Split_Brow
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I just wanted to give some particulars on the place before I give a write up.
-The front gate is 138 miles from McKinney, Texas, straight up 75.
-7 miles from Stuart, Ok (Valero gas station with grill and Ice; Stuart Farm and Ranch Supply where they have all of your deer hunting needs. Called them today and their deer corn is currently $7 a 50# bag. They have Anterlmax deer protein and all of your food plot needs. A nice store to have 10 minutes away and open on Saturdays)
- 27 miles from McAlester, Ok (they have everything, plus a casino)
- 8 miles from Calvin, Ok (tire shop, café, fuel)
- the shed in the pic was picked up in a tractor tire this weekend and scored 141 with 16" spread if both sides match, had 5" bases with 34" mass, I would fully expect him to be in the 150s this season on his own but with the feed and plots that are going in he could be higher. These Oklahoma bucks are prone to throw some trash at older ages
- the dead head had 4 3/4" bases with 10.5" G2s and all teeth were wore smooth out, old and downhill.
- the genetics and nutrients on this place are second to none. In doing research over the past month, and speaking to some locals, the deer are BIG here. As Jay mentioned, the East boundary fence is 5.8 miles from the west boundary fence of McAlester Army Ammunition Plant, where 200+" bucks are video'd every year. MCAAP has a free ranging deer herd that rivals any in the nation for buck quality, even the H-word's. check them out online or they have a facebook page with all of the videos and pics of live deer and all the bucks harvested through their traditional archery only hunts.
- Gravel road that runs the length of the place North and South, concrete bridge that crosses Coal Creek. Coal Creek is not a deep creek, a lot like a Texas Hill country creek.
- The South Canadian River is 5 five crow miles North of the place.
- Turkeys have been seen on every visit, no sign of hogs around ponds or creek which is encouraging.
- Two ponds on the place

Last edited by Split_Brow; 04-10-2019 at 10:35 AM.
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Old 04-10-2019, 10:43 AM   #8
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Man for a moment there I thought you were selling your new place and I didn't know if I could take that!

You're sneaky Darton, that's what you are but I'm so proud that you are doing what you're doing now. You'll excel at this new path in life.

Who better to know what a property in Oklahoma is capable of and what it needs to be productive and livable than you?

Hope to share a fire with you some day. I've always enjoyed your threads.
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Old 04-10-2019, 11:19 AM   #9
Grndchecker
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My sister and BIL own a ranch in Calvin. Some very big bucks in the area. If I had the money I could be their neighbors.
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Old 04-10-2019, 12:14 PM   #10
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This property is going to get me in trouble. Wife won’t appreciate the for sale sign in our front yard!

Passing on to someone looking though I wish it was really for me.
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Old 04-10-2019, 05:37 PM   #11
Booner Sooner
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This looks like a gem of a property. The proximity to MCAAP is intriguing, given the giants that place produces!

I can’t wait to see the improvements and how this place develops.

Thanks for taking us along.

Please consider putting it in the contract that whoever purchases this place has to start a thread because the hunting should be epic.
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Old 04-10-2019, 05:59 PM   #12
wingnut
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I'm always up for a good project and this one couldn't have come at a better time! Darton, gave me a call and told me what he had going on and I thought this would be a great opportunity/fun project to help him out with. We met several times while I was at the 160 and made a few trips over to Coal Creek Ranch. He showed me what he needed me to help him out with and we looked at several different options. I loaded up the dozer and headed north for a quick 2.5 hour drive.

After arriving first thing on the list was getting the road system back into top shape. There is a lot of roads on this property which is very rare on land in Oklahoma. But this property you can access it very easy. Here is a few before and after pictures of just a few roads that I cleared out already. You really don't even have to have a Ranger or a 4 wheeler. I made the roads so you can drive an 18 wheeler down them
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Last edited by wingnut; 04-10-2019 at 06:14 PM.
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Old 04-10-2019, 08:09 PM   #13
Darton
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Quote:
Originally Posted by Tx_Wader View Post
Man for a moment there I thought you were selling your new place and I didn't know if I could take that!

You're sneaky Darton, that's what you are but I'm so proud that you are doing what you're doing now. You'll excel at this new path in life.

Who better to know what a property in Oklahoma is capable of and what it needs to be productive and livable than you?

Hope to share a fire with you some day. I've always enjoyed your threads.
Look forward to the same some day and plan on running down this path as long as I can! I hope everything is well with you and yours

Quote:
Originally Posted by Grndchecker View Post
My sister and BIL own a ranch in Calvin. Some very big bucks in the area. If I had the money I could be their neighbors.


Quote:
Originally Posted by Agdog View Post
This property is going to get me in trouble. Wife won’t appreciate the for sale sign in our front yard!

Passing on to someone looking though I wish it was really for me.
Not to worry! We actually have a trained councilor on the team that would be more than willing to give her free sessions with an executed contract Thanks for passing it on!

Quote:
Originally Posted by Booner Sooner View Post
This looks like a gem of a property. The proximity to MCAAP is intriguing, given the giants that place produces!

I can’t wait to see the improvements and how this place develops.

Thanks for taking us along.

Please consider putting it in the contract that whoever purchases this place has to start a thread because the hunting should be epic.
I will update as we move along to completion! I truly hope a TBH'er buys this place to take us on the journey with them long after the sale
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Old 04-10-2019, 08:24 PM   #14
spidermonkey
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Awesome brothers!! Looks like y’all got a lot done at Coal Creek! I’ll see ya someday Darton, I’m sure. I figure Wingnut has some welding/fabbing he’ll dream up for me to do eventually. Sorry I missed the “ground-breaking” guys! Will keep this one fairly short seeing as how I’m prob not quite as gifted in the area of descriptive writing as Ol Code! Good Huntin, and God Bless, Rusty (AKA Pawpaw)
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Old 04-11-2019, 07:14 AM   #15
wingnut
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Fixing to head to Coal Creek Ranch! I have several projects on the list for today. Going to try and get one food plot planted before the rain this weekend.
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Old 04-11-2019, 07:31 AM   #16
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Originally Posted by wingnut View Post
Fixing to head to Coal Creek Ranch! I have several projects on the list for today. Going to try and get one food plot planted before the rain this weekend.
Timing should be spot on for the plot.

Following along.

Rwc
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Old 04-11-2019, 09:46 AM   #17
Split_Brow
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It was 2 minutes and 27 seconds of pure greatness. A 33 year old Kevin Costner wondering through a shoulder high field of summer corn. A voice from an unrecognizable source kept whispering to him, "If you build it, he will come." It was just as the sun was hitting the horizon, a breeze in the air, "If you build it, he will come."
I had left the work detail over an hour ago, looking for spots to fly the Phantom 4 Pro drone for aerial video when I became lost in thought of how the walk had went thus far. I had been walking the west fence line, falling even deeper in love with a place that I knew would be short lived for me. I popped out into a sage grass field with scattered cedars that makes up the Southwest corner of Coal Creek Ranch. The deer trails that littered the fence row were numerous and I remember laughing because I had started to count them but lost track. I continued East down the South fence row as it dropped down into the bottom that snaked its way through this property and then onto the neighbor's. Coal Creek was running but I easily hopped across it using various rocks that were protruding above its current. It was then that I began to notice the abundance of deer tracks all along the creek. 40 yards away, I saw the remnants of a mangled cedar tree the size of my calf and wondered how big the buck was that made the rub there. I came up out of the bottom and found myself perched upon a rock the size of my truck, and it was there that the breeze hit my face, and it was there, that I fully realized the magic of this place. "If ya'll build it, they will come." This summed up the feeling that I had as I stood on this high point just outside of Stuart Oklahoma, above Coal Creek. I could see it all from here, all 164 acres. I could see the smoke rising high into the sky from the brush being burned, I could see the Cat 5 dozer climbing up the fence row in the NorthEast 40, and I could hear the sound of the Massey Ferguson tractor somewhere up by the corral in the middle of the place. It was high on this perch that the breeze picked up suddenly, just as the sun was hitting the horizon to my left. Dispersed clouds shattered the rays into strands of fire, showering the countryside in tones of orange and red. It was a supernatural feeling standing there. I thought back on how just 30 minutes prior, I watched a small band of turkeys working their way through the open woods just west of this property; the deadhead 8 point that I was clutching in my left hand; the tracks, trails, and the beds that I had discovered in the waist high sage grass. "If you build it, they will come." That saying never meant more than it did right in that moment. Seeing the work that was being done, knowing the work that laid ahead, this endeavor that Jay is on in creating a turn-key hunting property, was surreal. I wondered if a dad and his child or children would stand in that same spot in the near future, if they would feel the supernatural breeze kiss their cheeks, just before heading back to the camp on the far north hill. I wondered what deer would be seen, turkeys that would fall, and miles of hiking and trail riding that would happen, and memories made on this slice of heaven. I still had some walking left to do to get back and Taco Bob's in McAlester was calling my name, so off I went. I am glad that I get to be a part of the preparation of this property, turning it into a turn-key, where a hunter will have a legitimate chance to kill a 150-160" or better deer every year. Not many 164 acre places can boast that, and at $1,750/acre! Somebody is going to walk right in to great hunting, both deer and turkey, a brand new 30X50 shop with a lean-to on one side, rural water and electricity at the shop, county road frontage, established food plots and roads throughout. Look around, do your research, but this package is being offered at an insane price. I'll go ahead say it. I'm jealous that I can't buy it, but happy for those that can. And buying from Jay, you will have a connection for life.
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Old 04-11-2019, 12:29 PM   #18
wingnut
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I thought I would share a few pics while I stopped for a quick bite to eat. I got the first feeder up where we plan to plant a 4 acre food plot. Feeder is slinging corn and the camera is waiting for the first pic! Next picture is the shop site. I wanted to show what it looks like before I got started clearing it. I'll show some more pics of it this evening when I get done pushing the timber.
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Old 04-11-2019, 12:39 PM   #19
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Quote:
Originally Posted by Rwc View Post
Timing should be spot on for the plot.

Following along.

Rwc
We are thinking the same thing! I will have pics of the food plot this afternoon when I get done it. The Stuart feed store is getting the peas in today so I should have them in the ground tomorrow.
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Old 04-11-2019, 09:16 PM   #20
wingnut
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After along day at Coal Creek Ranch, I got a lot of work done! The food plot is ready to plant in the morning. The shop site is almost complete. I got all the timber cleared and piled. Should have it all burnt in the morning. Tomorrow's project list consist of planting the food plot, hauling the last two loads of scrap metal off and clearing an easement for the electricity into the shop site. Here is a few pics of the food plot and shop site. Earlier today I posted a picture of the shop site, it was total timber checkout what it looks like now!
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Old 04-11-2019, 09:20 PM   #21
wingnut
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One more pic of the shop site. It's a big area, I couldn't get all the area in one picture.
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Old 04-11-2019, 10:26 PM   #22
Darton
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That pad site is going to fit the new shop like a glove
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Old 04-12-2019, 02:13 PM   #23
wingnut
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Back at Coal Creek Ranch today! Trying to get a few projects wrapped up before this weekends rain. First thing on the list is getting a right away cleared so the power company can get electricity to the shop. Everything is cleared just need to trim a few trees. Here are a few before and after pictures.
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Old 04-12-2019, 02:50 PM   #24
Rwc
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You sure are not messing around, whipping and a spurring I tell you....
Looking great, you get those peas in the ground?

Rwc
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Old 04-12-2019, 08:39 PM   #25
wingnut
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Originally Posted by Rwc View Post
You sure are not messing around, whipping and a spurring I tell you....
Looking great, you get those peas in the ground?

Rwc
Ive got one gear and that's getting it done! I'm going to have to slow down on getting all of these projects done....Darton will start adding more The peas are all in the ground waiting for a rain tomorrow.
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Old 04-13-2019, 06:17 AM   #26
stickemhard3
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Beautiful place!
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Old 04-14-2019, 05:32 PM   #27
Booner Sooner
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The good Lord above saw you Gents working your tails off and brought all day rains yesterday just to force a break!


Things are really shaping up. Thanks for taking us along.
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Old 04-14-2019, 09:00 PM   #28
wingnut
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Quote:
Originally Posted by Booner Sooner View Post
The good Lord above saw you Gents working your tails off and brought all day rains yesterday just to force a break!


Things are really shaping up. Thanks for taking us along.
Hey Booner Sooner! I was glad to see the rain as well! Hoping the peas will be up pretty soon. Looks like we got quite of bit of rain up there yesterday. Projects will have to wait a couple of days now.
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Old 04-14-2019, 09:28 PM   #29
Darton
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Rain is an understatement Booner! I will be headed that way in the morning with wingnut to see if we can’t get the last of the scrap removed and look into anything else we can get accomplished after the monsoon!
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Old 04-20-2019, 05:51 PM   #30
Darton
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Went out to Coal Creek today to keep making forward progress! With help from wingnut and Split Brow, we were able to install H-braces on the gate access to the 'main part" of the property from the camp. This addition will allow you to go from camp to stand very quickly!
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Last edited by Darton; 04-20-2019 at 06:00 PM.
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Old 04-20-2019, 05:56 PM   #31
Darton
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We were also able to install the H-braces to the main entrance to the property. After the concrete sets we will go in and affix the steel gates, tac weld the ranch name on the top of the gates, and then finally paint it all
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Last edited by Darton; 04-20-2019 at 06:15 PM.
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Old 04-20-2019, 06:13 PM   #32
Darton
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This is by far the most dreaded part of the project! Cleaning out the container was an experience to say the least. The great thing was I had help to make it less painful
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Old 04-20-2019, 06:19 PM   #33
Darton
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Last job of the day was definitely the best! We were able to get a second feeder location set up and running! The first feeder location is in the south central part of the property and this one in the north east. Looking forward to the upcoming pics
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Old 04-21-2019, 07:24 PM   #34
LivinADream
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man im drooling. this property has my heart rate up. from past experience, that's not a good thing, or is it??

what is licensing like in Oklahoma? is there a such thing as a landowner tag, is it a draw state, have to buy non resident license if you don't live there?
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Old 04-21-2019, 08:59 PM   #35
Darton
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Originally Posted by LivinADream View Post
man im drooling. this property has my heart rate up. from past experience, that's not a good thing, or is it??

what is licensing like in Oklahoma? is there a such thing as a landowner tag, is it a draw state, have to buy non resident license if you don't live there?
That is a good thing

Licenses are sold OTC for each of the three seasons for $300 a piece. If you only bow hunt it is just $300. There is no draw, no land owner tags, and you do have to buy a non resident license if you are not a full time resident! If you have any other questions just fire away
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Old 04-21-2019, 09:52 PM   #36
LivinADream
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Quote:
Originally Posted by Darton View Post
That is a good thing

Licenses are sold OTC for each of the three seasons for $300 a piece. If you only bow hunt it is just $300. There is no draw, no land owner tags, and you do have to buy a non resident license if you are not a full time resident! If you have any other questions just fire away
what would you expect taxes to be on this property or one similar??
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Old 04-22-2019, 06:50 AM   #37
wudduk
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How long is the deer season in this part of oklahoma? Does this property have public road frontage? thanks
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Old 04-22-2019, 07:34 AM   #38
DUKFVR
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Wow! Looking Great Jay!
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Old 04-22-2019, 09:27 AM   #39
KactusKiller
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That is a good thing

Licenses are sold OTC for each of the three seasons for $300 a piece. If you only bow hunt it is just $300. There is no draw, no land owner tags, and you do have to buy a non resident license if you are not a full time resident! If you have any other questions just fire away
If you own the land even tho you don't live there are you still considered nonresident?
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Old 04-22-2019, 10:43 AM   #40
Darton
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Originally Posted by LivinADream View Post
what would you expect taxes to be on this property or one similar??
The taxes on this place are less than $200 a year! My personal place runs about a $1 an acre. No exemptions needed!

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Originally Posted by wudduk View Post
How long is the deer season in this part of oklahoma? Does this property have public road frontage? thanks
Deer Archery:
October 1, 2019 to January 15, 2020
Youth Deer Gun:
October 18, 2019 to October 20, 2019
Deer Primitive Arms (Muzzleloading):
October 26, 2019 to November 3, 2019
Deer Gun:
November 23, 2019 to December 8, 2019

Yes, the property has county road frontage

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Originally Posted by DUKFVR View Post
Wow! Looking Great Jay!
Thank you sir! Glad to have you along

Quote:
Originally Posted by KactusKiller View Post
If you own the land even tho you don't live there are you still considered nonresident?
Yes sir, under the states classification you are a non resident land owner. Many who buy here switch their residency for six months then buy a lifetime license then switch back.
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Old 04-22-2019, 10:51 AM   #41
Darton
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A few more pics of the H-Brace installs
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Old 04-22-2019, 10:53 AM   #42
Darton
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Here are some aerials showing the land clearing progress
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Old 04-22-2019, 08:22 PM   #43
Darton
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Finished up the utility lane today and got it blessed off on by the electric company! So, tomorrow I am going to put us in line to get our water meter set and our power brought in! The gates were also hung today and they will get a coat of paint on them Thursday! She is really starting to come together
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Old 04-22-2019, 09:00 PM   #44
Booner Sooner
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Looking great! Love the drone pics.
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Old 04-22-2019, 09:25 PM   #45
wingnut
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Quote:
Originally Posted by LivinADream View Post
what would you expect taxes to be on this property or one similar??
At the 160 I pay $216 a year. That includes the 160 acres plus my house. One of the best things about owning land in Oklahoma is that the taxes are cheap!
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Old 04-22-2019, 09:47 PM   #46
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Just pulled in from a full day at Coal Creek! I pulled the card from the feeder that we put up last week. We already have a bachelor group of 5 bucks claiming the feeder!
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Old 04-23-2019, 09:02 AM   #47
Split_Brow
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I also wanted to point out that with the Oklahoma license, you get 2 buck tags, not 1 like in Kansas or Iowa, and 4 or 5 doe tags as well.

Last edited by Split_Brow; 04-23-2019 at 09:38 AM.
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Old 04-23-2019, 09:17 AM   #48
Split_Brow
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And as an added bonus, the lucky purchaser of this fine piece of mega-giant whitetail producing real estate will inherit a work of art that can only be described and better named, "God Bless America." The culmination of finding a porcelain Jesus and part of an American flag, in which neither's future was destined for trash nor fire, but better yet to a life of sitting as the ultimate hedge of protection over 164 glorious acres. Yes sir or ma'am, this homage sits guardian over field and creek, woods and draw, of the Coal Creek Ranch, where gobblers walk with beards so long they wrap them up in coiled fashion atop their noggins like a Jamaican ganja-toking Rasta.
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Old 04-24-2019, 08:29 AM   #49
Darton
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God fearing and Patriotic! I like it!

Contracts and money have been sent in to the power and water co's to get us moving forward on getting those installed. I will be meeting a guy tomorrow to pick up the storage container and paint the gates. After that we will be in a holding pattern until we get the power, water, and shop started
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Old 04-24-2019, 08:13 PM   #50
Booner Sooner
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Quote:
Originally Posted by Split_Brow View Post
And as an added bonus, the lucky purchaser of this fine piece of mega-giant whitetail producing real estate will inherit a work of art that can only be described and better named, "God Bless America." The culmination of finding a porcelain Jesus and part of an American flag, in which neither's future was destined for trash nor fire, but better yet to a life of sitting as the ultimate hedge of protection over 164 glorious acres. Yes sir or ma'am, this homage sits guardian over field and creek, woods and draw, of the Coal Creek Ranch, where gobblers walk with beards so long they wrap them up in coiled fashion atop their noggins like a Jamaican ganja-toking Rasta.


‘Merica!
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