Just 30 minutes from McKinney, this 30.2 acres of lush pastureland offers a rare blend of productive gently sloping paradise, natural beauty, and incredible development potential. Currently in cattle production with an ag exemption in place, this property is fenced and cross-fenced, making it immediately functional for ranching or livestock. There is already a separate hay meadow or wheat field, a small barn, and multiple gates for easy access. Extreme possibility for subdividing with approximately 3,536 feet of county road frontage on Bethel-Cannon, Reeves, and Joe Davis Roads, all with electric lines and rural coop water available. A meandering creek bordered by mature trees cuts through the land. Wooded tree lines offer privacy, shade, and wildlife habitat, and there's even a pond adding to unlimited recreational prospects. The rolling topography provides scenic views and many building site opportunities. Whether looking to expand a ranching opportunity, build a forever dream home surrounded by nature, or invest in one of the most sought-after rural areas near the DFW metroplex, this property delivers. UNMATCHED POTENTIAL. UNBEATABLE LOCATION!