EXECUTIVE SUMMARY An exceptional opportunity to acquire 45.62 contiguous acres of prime land with direct frontage on State Highway 78 in Fannin County. Located near Bailey, TX, just south of Bonham, this versatile tract is perfectly positioned in the path of rapid North Texas expansion. With no zoning restrictions, an active Agricultural Exemption keeping holding costs incredibly low, and on-site utility access, this property serves as an ideal blank canvas for developers, commercial users, or strategic buy-and-hold investors looking to capitalize on the DFW Metroplex's northern outward migration. PROPERTY HIGHLIGHTS & INFRASTRUCTURE Acreage: 45.62 Acres Frontage & Access: Outstanding visibility and direct access on State Highway 78, a major north-south artery for the region. Topography: Level, highly usable land featuring open meadows with scattered mature trees. Excellent build-sites requiring minimal grading or clearing. Utilities: Co-op electricity and co-op water are available on-site, drastically reducing initial development friction. Zoning: Unzoned / Outside City Limits. This offers absolute flexibility for maximum "highest and best use"—whether commercial, industrial, retail, or residential. Taxes: Currently holds an Ag-Exemption, making this an ideal low-carrying-cost asset for land bankers. UNPRECEDENTED REGIONAL GROWTH & CATALYSTS Fannin County is currently experiencing historic economic and demographic growth, driven by massive infrastructure upgrades and master-planned developments: Highway 121 Expansion: The nearby State Highway 121 corridor is undergoing an expansion to a four-lane divided highway, drastically reducing commute times to the Dallas-Fort Worth Metroplex and driving commuter housing demand into the Bonham/Bailey area. Mega-Developments: The area is bracing for an influx of thousands of new residents. Major nearby projects include DR Horton’s new Asher Oaks subdivision and the massive 400-acre Powder Creek Ranch master-planned community, which is slated to bring 3,000 new homes alongside commercial and retail spaces to Bonham. Twin Lakes Boom: The property sits strategically between two massive reservoir projects. To the north is the recently completed 16,600-acre Bois d'Arc Lake. To the southeast, the brand-new 7,600-acre Lake Ralph Hall is slated to complete filling in late 2026. These multibillion-dollar projects are transforming Fannin County into a premier recreational and waterfront destination, driving up land values and tourism. STRATEGIC LOCATION & CONNECTIVITY The tract offers a quiet, rural atmosphere while maintaining immediate connectivity to major hubs and everyday essentials: Bonham: 10 Minutes (County Seat, daily shopping, dining, medical) Bois d'Arc Lake: 30 Minutes McKinney: 40 Minutes Sherman / Greenville: 35 Minutes DFW Airport: Approx. 1 hour 15 minutes IDEAL USES Given the highway frontage and unzoned flexibility, the potential uses for this tract are virtually limitless: Residential Development: Subdivide into ranchettes or a mid-density single-family residential community to absorb the spillover demand from McKinney and Melissa. Commercial / Light Industrial: Highway 78 frontage makes this an excellent site for RV parks, boat/RV storage facilities, warehouses, or equipment yards. Buy & Hold Investment: Park capital in a rapidly appreciating asset with minimal tax liability thanks to the current Ag-Exemption. Private Ranch / Estate: Build a custom luxury homestead or equestrian facility with plenty of room to roam. This is a rare opportunity to secure a significant highway-frontage footprint in one of the most compelling emerging markets in North Texas.