Rarely does a property combine value, beauty, and functionality the way this one does. Offered at a price $20K below its assessed value and with an assumable VA loan available for qualified buyers, this 12.36-acre tract is a true find in the heart of East Texas. Located just minutes from Eustace, Mabank, and Gun Barrel City, and within easy reach of Purtis Creek State Park, the property offers the perfect blend of country privacy and modern convenience. The land features gently rolling terrain with a low area that could be developed into a pond, as well as a modest rise that delivers wide views and breathtaking sunsets. A creek and natural bog run along the eastern boundary, creating a natural habitat for deer and wildlife and adding to the property’s appeal for nature lovers, outdoor enthusiasts, or hunters seeking a private retreat. Ready for immediate use, the acreage is fully fenced with new high-tensile perimeter fencing and secured by a new entry gate. A two-stall barn, built in 2023, provides space for livestock or equipment, while electricity is already on site and includes a hookup for a motor home. A survey is available for review, saving buyers time and expense. The property is also wildlife exempt, offering significant tax savings. Zoning allows two residences, making it an ideal option for multi-generational living, a guest home, or even an income-producing rental. Restrictions on mobile homes help maintain consistency and protect long-term value. Whether your vision is a custom home, a small ranch, or a weekend getaway, this property offers space, versatility, and natural beauty at a value that is hard to find. Schedule a private showing today and experience this one-of-a-kind opportunity.