Rural acreage where you can create something your friends don’t have
Some land listings are clean slates. Others have some history, some natural texture, something that makes you stop and think. This one falls squarely in that second camp.
We’ve got 39.66 acres for sale southeast of Sherman, just outside of Whitewright. It’s got over 1,300 feet of frontage on Rochelle Cannon Rd, and it sits outside any city limits or ETJ. That means no zoning hoops to jump through.
And no surprises from a busybody city councilwoman down the road.
It’s listed at $30,000 per acre. I’m part owner—could be some flexibility on price depending on what a buyer wants to do.
The tract can be divided, we already have up to three water meters available for purchase from Kentuckytown WSC. That’s not a small detail: the water line extension is fully paid for, and construction is expected to start this summer. For someone looking to build now or soon, that’s a big plus.
But here’s what makes this place stand out: it’s not a blank canvas. This tract has deep wet-weather creek beds crossing it. These aren’t little low spots—they’re real features that cut through the land and shape how you’ll use it. Yes, they limit where you can build or cross. And it may not be cheap. But they also give the place a ton of natural character.
There are also mature oak trees, a varied topography, and a sense of privacy you don’t get on wide-open pastures. You could carve out a custom home site, keep some land wild, run a few cows, or create a really striking entry if you’ve got a good eye.
If you’re thinking about splitting it up, keeping tracts above 11 acres avoids platting, and still leaves room for a home and potential ag exemption on the rest. That flexibility opens it up to buyers who want more than a postage-stamp lot, but don’t want to go full ranch.
You’re also in Whitewright ISD, with quick access to US 75 and the TI chip plant development in Sherman. Location-wise, it’s in the path of growth but still feels tucked away.
This one’s not for everyone. But if you’re looking for land with a little soul—and the room to make it your own—this might be the one.
If you have MLS, check #20880254.
Or take a look here:
https://www.browningre.com/listing1.htm
Flyer available. Drone aerials too—just reach out if you want to see more.
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