CR 204 Valley View Prairie 50+/- Acres Cooke County, TX Highlights: Approximately 50 acres in Cooke County, TX Approximately 691 feet of County Road 204 frontage Just 2 miles from I-35 No known floodplain Electricity available at road Bolivar Water nearby Ag exemption currently in place Productive hay and grazing ground Mostly flat terrain Tree-lined boundaries for privacy Strong development and investment potential Seller to include certain temporary restrictions with sale Offered at $2, 000, 000 ($40, 000 per acre) Located just 2 miles off I-35 in the growing Valley View corridor of Cooke County, this clean and highly usable 50+/- acre tract offers an excellent opportunity for investment, development, agricultural use, or a private estate. With approximately 691 feet of frontage on County Road 204, the property combines strong access, nearby utilities, productive pastureland, and long-term upside in a growing North Texas corridor. The land is mostly flat with a gentle roll, making it functional for a variety of uses. Currently utilized for hay production and grazing, the property benefits from productive soils, quality native and improved grasses, and an existing ag exemption. Tree-lined boundaries provide natural privacy while maintaining a high percentage of usable acreage.Unlike many tracts in the area, the property has no known floodplain, enhancing both usability and future development potential. Electricity is available along County Road 204, and Bolivar Water is located near the northwest corner of the property (buyer to verify availability and capacity). Positioned less than 5 miles from Valley View, approximately 22 miles from Denton, 15 miles from Gainesville, and roughly one hour from Dallas, the tract is strategically located in a corridor experiencing continued residential and investment growth. Nearby ownership and development activity further support the area's long-term trajectory.