The ranch sits five miles east of Carthage in Panola County, with access off Highway 59 on Hill Lake Road. Oil and gas producers on the property maintain an extensive interior road network with raised gravel roadbeds and HDPE culverts that provide reliable access to most areas of the ranch, even during wet seasons. Pipe security gated entrances are in place at the property entry points.

The 712 acres sit within a primary migratory flyway, less than a mile south of the Sabine River. Approximately 250 acres consist of swamps and flooded timber along Hoggs Bayou and various creeks. The remaining acreage is a healthy mix of hardwoods and pine timber. The timber holds harvest value that could generate substantial revenue for a new owner.

The flooded timber along Hoggs Bayou and the associated creek drainages make up roughly 250 acres of wetland habitat. The property sits less than a mile south of the Sabine River, which drives consistent waterfowl activity through the area. The bayou and flooded wetland areas also offer good fishing opportunities.

The lodge is a two-story, 6-bedroom, 2-bath structure with cedar walls and a metal roof, capable of sleeping up to 19 guests. It includes a great room with a rock fireplace, indoor and covered outdoor eating areas, and an attached kitchen with a cook's quarters separated from the main sleeping areas. A commercial-grade propane stove handles large meals for hunting parties. The property has buried electrical service with free utility service through a unique, transferable arrangement. A private water well with a pump house supplies water to the lodge. The lodge is fully furnished and ready to use. On the back side of the lodge, there is a covered game processing area with a large lighted skinning room and a walk-in cooler. Other improvements include an implement shed, dog kennels, and two 20-foot storage containers. The property also has a saltwater injection well that generates annual income.

The ranch has multiple quality deer blind and feeder setups already in place, along with five cleared food plot areas. Large duck blinds are positioned throughout the flooded timber and are accessible by both shore and boat. All hunting setups are turnkey and ready for the season.

The property produces some of the best duck hunting in the state, with mallards, wood ducks, gadwalls, wigeons, and teal moving through regularly given its position in the migratory flyway. Whitetail deer and wild hogs are also present across the property. Fishing in the bayou and flooded wetland areas rounds out the recreational options available on this East Texas ranch.