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BEAUTIFUL Lots in Sabine ISD! More than a piece of land ... it's a way of life! Phases 2,3 & 4 are gated.

Willow Creek Ranch

WILLOW CREEK RANCH is located 11 miles West of Longview to offer the quality of country living without sacrificing the convenience of city amenities. Your busy schedule will welcome this country retreat. You will enjoy a picturesque setting on large, semi-wooded lots surrounded by the natural beauty of East Texas. These lots are level to gently sloping and were designed to create ideal building sites accentuated by many hardwoods and various native trees. WILLOW CREEK RANCH is in the Sabine ISD with TEA "Recognized" ranked elementary. So, if you are looking for that special place to raise a family, plant a garden or just enjoy the beauty of country living – WILLOW CREEK RANCH is the place.

Indeed, you will be happy to have a quiet, country setting and still know that big city amenities are only minutes away. WILLOW CREEK RANCH is conveniently located near I-20 allowing for easy travel to Tyler, Longview, Dallas, Shreveport and beyond. Quality medical centers, shopping, employment opportunities and recreational activities are just minutes away as well as the East Texas Regional Airport. In addition, twelve universities, colleges and junior colleges with both academic and vocational/technical curriculums are within a sixty-mile radius of the property. Certainly, you will appreciate the big city amenities but welcome your private retreat to the country. Willow Creek Ranch – it's more than a piece of land…it's a way of life.

Please Note: driveways to the Phase 1 lots fronting Smallwood Road will require removal of a portion of the black board fencing. The reconstruction specifications of the fencing (which are required to be followed) are available at our office or via fax, email or regular mail. The gated Phases 2, 3 & 4 lots front a private road maintained by the HOA.

Restrictions maintain the integrity of the neighborhood. All sites are restricted to custom site-built homes. Minimum square footage is 2000 sf of living area. Mobile homes are not permitted.

Homeowner Association Phase 1 dues of $144 per lot annually and Phases 2, 3 & 4 dues of $204 per lot annually are paid in January. See summary below.


Taxing entities are: Gregg County, Sabine ISD, Gregg County Road & Bridge, and Kilgore Junior College. Contact Gregg County Appraisal District office at 903-238-8823 for tax rates.


Utility services are available through:
Upshur Rural Electric Co-op
Liberty City Water Supply
Frontier Communications (no DSL Internet)
IESI waste disposal service

For TV and Internet service, please contact a satellite dealer.

Each homeowner is responsible for installing an individual aerobic septic system as approved by Gregg County.

Other services:
Sabine Fire Department
Gregg County Sheriff Department.

While we do our best to provide accurate information about availability of services, sometimes things change. We strongly suggest that you verify the services you require are in fact available to the property you are considering.


From LONGVIEW, go West on I-20, take Exit 582 (FM 3053) and turn North (right) on Old 135 towards Liberty City. Go 2.7 miles, driving through the FM 1252 intersection, and turn West (left) on Smallwood Road, go 0.6 mile to the property. Turn South (left) on Willow Creek Ranch Road for Phases 2 and 3 lots.

From TYLER, go North on SH 271 then East on I-20, take Exit 582 (FM 3053) and turn North (right) on Old 135 towards Liberty City. Go 2.7 miles, driving through the FM 1252 intersection, and turn West (left) on Smallwood Road, go 0.6 mile to the property. Turn South (left) on Willow Creek Ranch Road for Phases 2 and 3 lots.


Restrictions apply to maintain a quality environment for the neighborhood.

View Summary of Restrictions

SUMMARY OF RESTRICTIONS - includes only selected information-not the full text.
Complete text of the recorded restrictions may be obtained from the Gregg County Clerk's office or from the subdivision Developer.
* All lots shall be used for single family residential purposes only (no businesses).
* All lots shall have a pitched roof of composition shingle.
* Homes must be at least 2000 square feet of heated and cooled living area.
* Homes have to consist of masonry exterior with waiver possible only by Developer.
* Homes shall have a garage for two or more vehicles.
* No mobile homes, modular nor manufactured homes.
* No accessory structures may be nearer than 15' from the side-line of lot and never situated closer to the road than the home.
* No accessory structure shall exceed 1200 square feet.
* No unregistered vehicles, accessories, parts nor objects used with cars, boats, trucks, trailers, etc. shall be kept on a lot other than in an approved accessory structure.
* Privacy fencing is limited to 6' height and only allowed at rear and sides of dwelling.
* Vehicles in excess of one ton cannot be parked on any lot within the subdivision.
* Small domestic animals may be kept with some limitations.
* Lots may not be re-subdivided without prior written consent and approval by Developer.
* All lots must be maintained in a neat and orderly fashion.
* All lots are covered by the Homeowners' Association and subject to assessment of dues.

View Complete Restrictions (Adobe PDF — 2 MB)

NOTE: After clicking on "View Complete Restrictions" above, scroll down to view any addendums, amendments or restrictions for subsequent phases.


The broker has assembled this information from materials furnished by the owner and from other sources considered reliable. Any sketches and maps have been prepared for viewing convenience only. Distances and characteristics are approximate and may not have been verified. Additionally, the sketch or map may not show all of the characteristics that affect the property, such as easements, fence lines, roads, etc. Interested parties are advised to investigate to their satisfaction whether the land is suitable for their intended use. We cannot be responsible for errors, omissions, prior sale, withdrawal or change in price.

© Copyright 2020 Farrell & Boswell Realty, L.C. All rights reserved.