Retreat from the city to the rolling hills of this 170 acre East Texas Ranch! With natural & coastal pasture, woods, frontage on the Neches River, 3 ponds, a 1923 sq. ft. updated home, and a 30' x 40 shop, your escape is ready for you to enjoy! An exceptional hilltop potential home site provides miles of wooded, rolling views. Conveniently located approximately 10 miles from Tyler, 1.5 hours from Dallas and minutes from Tyler Pounds Field Airport. Hunting, fishing, ranching, or just reconnecting with nature can all be found at this little slice of heaven! With approximately 208' of highway frontage, the front portion of the property located on Hwy 31 could be sold separately as commercial tract, with relocation of the driveway for the home site to Boston Blvd/CR 1223. Current home has spacious open living with built-in shelving and dining area with wood burning fireplace. Cute galley kitchen leads to utility room with door to exterior. Sliding glass doors from breakfast area open to back yard and shop behind. Plenty of space with three bedrooms and 2 baths (charming master bath updated 9/20 with double sinks & free standing soaking tub!) - and can be used as guest home if buyer chooses to build larger home. Easy maintenance wood look vinyl plank flooring throughout except guest bath which is tile. The country life is calling - don't miss it!