Located just 10 miles northeast of Paducah, Texas, this 540± acre irrigated grass farm combines strong water resources, quality improvements, and exceptional access. The property features three center pivots supported by six wells (1,650 GPM in total / 4.5 GPM per wet acre), delivering a reliable water supply for approximately 350 acres under irrigation. There are an additional 4 irrigation wells that are in working condition for expansion potential, making 10 wells in total. Currently planted in bermuda grass, the farm is well-suited for hay production, grazing, or diversified agricultural use. All the stock tanks are tied into a rural water line that runs across the property. A large 100×125-foot I-beam hay barn offers excellent storage for equipment and feed, matched with a good set of working pens on the SE side of the farm. Over three miles of county road frontage provide convenient access from multiple directions, and the entire property is well-fenced and maintained. With additional acreage suitable for future irrigation development, this farm offers strong current productivity.Whether for an established operation or an investment in Texas agriculture, this Cottle County property represents a rare opportunity to own a dependable, high-performing property. Water: The property features three center pivots supported by six wells (1,650 GPM in total / 4.5 GPM per wet acre), delivering a reliable water supply for approximately 350 acres under irrigation. There are an additional 4 irrigation wells that are in working condition for expansion potential, making 10 wells in total. All the stock tanks are tied into a rural water line that runs across the property. History: The farm has been & is currently used for running stocker cattle. Improvements: Irrigation System: Three center pivots covering approximately 350± acres. Wells: Ten in total. Hay Barn: 100×125 ft I-beam hay barn with large equipment and feed storage capacity. Working Pens: Well-built set of livestock pens for efficient cattle handling. Fencing: Perimeter and cross-fencing in good condition for pasture management and security. Access: Over three miles of county road frontage for easy equipment and truck access. Minerals: Any and all mineral, wind & solar estate will convey with the sale. Landscape: TmA, Tillman silty clay loam, 0 to 1 percent slopes, 258.3, 44.89% - 47, 2s TmB, Tillman silty clay loam, 1 to 3 percent slopes, 202.82, 35.25% - 43, 3e Ob, Knoco-Badland complex, dry, 1 to 12 percent slopes, 49.06, 8.53% - 22, 7s TmB2, Tillman silty clay loam, 1 to 3 percent slopes, eroded, 35.26, 6.13% - 38, 3e VnB, Vernon clay loam, dry, 1 to 3 percent slopes, 28.53, 4.96% - 29, 4s Exclusions: Any existing crop will be negotiable with the sale. All non-realty items & rolling stock will not convey.