165 AC Bryan Tx | Hwy 21 Business Frontage | Ranch & Industrial Potential

OVERVIEW Welcome to this exceptional 165.77-acre offering in Bryan, located in the heart of Brazos County. Featuring desirable Highway 21 Business frontage, strong agricultural fundamentals, and close proximity to Texas A&M University, this tract delivers a rare combination of ranch utility, recreational appeal, and long-term investment potential. Located along the Highway 21 corridor, the property also offers strong potential for future commercial or industrial use, situated just a few miles from the East Brazos Industrial Park and Parkwood Industrial Park corridor, with nearby activity including energy services, construction and contractor yards, trucking and logistics, and other industrial operations continuing to expand in the area. Currently utilized for cattle grazing, the property offers privacy, natural beauty, and accessibility all within minutes of town. LOCATION Ideally positioned with approximately 225 feet of frontage along Highway 21 Business, the property offers convenient access while maintaining a secluded, private setting once inside the ranch. Just 18 miles from Kyle Field at Texas A&M University, it provides quick access to Bryan/College Station amenities. The property is also approximately 100 miles from both Houston and Austin, placing it within a highly sought-after corridor between two major metropolitan markets. LAND & TERRAIN Predominantly wooded, the ranch provides exceptional privacy, abundant wildlife habitat, and a true East-Central Texas country setting. Scattered improved pastures are thoughtfully located throughout the property, supporting both livestock operations and potential homesites. With approximately 30 feet of elevation change, ranging from 340 to 370 feet above sea level, the gentle roll of the land creates subtle elevation shifts and multiple attractive build sites with scenic views. The balance of mature timber and open pasture enhances both functionality and overall aesthetic appeal. SURFACE WATER Three stock tanks are strategically located across the property, supporting livestock and native wildlife. In addition, multiple wet-weather creeks traverse the ranch, providing seasonal drainage and enhancing the natural character of the landscape. WILDLIFE & RECREATION A blend of dense woods, open pasture, and surface water creates a strong habitat for native wildlife. The property offers excellent potential for hunting, trail riding, and recreational use, while maintaining its functionality as a productive grazing operation. UTILITIES & IMPROVEMENTS Water: Wickson Creek SUD serves the area; buyer to confirm meter availability Electricity: On site, serviced by Bryan Texas Utilities (BTU) Pipelines: Four existing pipeline easements traverse the property Ground Lease: Approximately 1.5-acre ground lease with Vess Oil Corporation along the northern boundary; contact listing agent for details TAXES & EXEMPTIONS The property is currently under an Agricultural Exemption and actively used for grazing, providing low holding costs and favorable long-term tax advantages for the next owner.