Two Private Ponds on 15 Acres, Ready to Reimagine
$185,000 Ripe for Reimagining
Simms sits in Bowie County, in the piney northeast corner of Texas near the Arkansas line — 15.44 acres of gently wooded homestead land with two private ponds.
There's room here, inside and out. The multi-level home carries a versatile basement and a built-in storm shelter — genuine peace of mind in this corner of Texas — and the main living areas got new subflooring and flooring in 2023, so the big, disruptive updates are already behind you. Outside, two ponds sit on the fifteen-plus acres, along with extensive outbuildings and storage for equipment, projects, and everything a place like this tends to collect. It's the kind of property you grow into rather than out of. 3 bd / 2 ba, 1,648 sq ft, built 2001, on 15.44 acres.
Listed at $185,000. Listing courtesy of Jacqueline Davis, RE/MAX Preferred.
Homestead Potential
Water & Infrastructure
Water is the easy part here: two private ponds already sit on the land, ready for stocking, irrigation, a few head of livestock, or just something pretty to watch from the porch. Northeast Texas draws generous rainfall — noticeably wetter than most of the state — so the ponds and pasture tend to stay green well into the season. The home runs on the rural well and septic typical of Bowie County; confirm the condition and depth of both as you go, but between the two ponds and the rainfall, this is genuinely water-rich ground.
Crop & Income Potential
Fifteen-plus acres is enough to actually do something with — a real garden, a few animals, chickens, an orchard, or all of it with room left over. The land is gently wooded with open pockets, so there's cleared ground to work and tree cover for shade and firewood both. This is Accessible Dream pricing for the acreage, which leaves budget for fencing, raised beds, or whatever your version of self-sufficiency looks like. The smart move is to start small on the cleared ground and expand into the trees as you find your footing.
Sustainability
A lot of what makes a place resilient is already standing here: a storm shelter for the spring weather this region takes seriously, a basement that stays cool for storage and canning, and outbuildings for tools, feed, and works-in-progress. This one's a Ripe for Reimagining property, so there's plenty left to put your own stamp on — but the expensive structural pieces, the shelter and the fresh subfloors among them, are already handled, which means what remains is mostly the satisfying part. Add solar, widen the garden, wire up a workshop; the land gives you the space to do it in stages.
The Boundaries
On fifteen-plus acres with two ponds, a current survey earns its keep — you'll want the lines and both ponds confirmed inside them, and it's worth knowing whether any of the outbuildings crowd an edge. Ask what actually conveys, too: on a place described as having extensive storage, the line between a fixture and something that walks with the seller is worth pinning down in writing before you close. And since the home's been only partly updated, a thorough inspection is what tells you which of the remaining projects are cosmetic and which ones move to the top of the list.
Beyond the Property Line
Local Flavor & Small-Town Character
Simms is a small unincorporated community in Bowie County, in the wooded, lake-dotted corner where Texas meets Arkansas. Texarkana — the twin city that famously straddles the state line — is the regional hub about half an hour east, with the shopping, hospitals, and restaurants of a small city, while the countryside in between stays firmly rural. This is East Texas more than West: tall pines, red dirt, catfish plates, and Friday-night football.
Agricultural Resources & Neighbor Networks
Texas A&M AgriLife Extension keeps a Bowie County office up in New Boston, and its programs — soil testing, Master Gardener training, and small-acreage and livestock workshops — are exactly what someone starting out on fifteen acres wants within reach. The county sits in a solid small-farm and cattle region, so feed stores, large-animal vets, and equipment dealers are all an easy drive. It's also worth asking the county appraisal district about an ag valuation on the qualifying acreage — it can meaningfully lower the tax bill.
Outdoor Recreation & Natural Surroundings
The outdoor draw here is water. Wright Patman Lake, a sprawling Corps of Engineers reservoir, is close by with boat ramps, camping, fishing, and miles of shoreline, and the Sulphur River bottoms nearby are well known for deer and duck. Add the two ponds at home and you've got fishing off your own bank plus big-water recreation minutes away. It's an easy region to spend time outside in, spring through hunting season.
Listed on Zillow
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