Just West of Valley Mills city limits, this fertile farmland consists of 45 +/- acres and sits on the southeast corner of Hwy 6 and FM 217. It has been in the family for decades and has been in cultivation, being sown with either oats or wheat in the winter and used as cattle pasture during the summer months. There is approximately 780 ft frontage on Hwy 6, and access with approximately 2000 ft frontage on FM 217. A smaller pen is cross fenced on the southeast portion of the property and is roughly 5 acres. Perimeter fencing with mostly 5-strand barb. Water meter availability is currently being investigated. Property has the potential to be converted to commercial use. Soils are clay and clay loam. Ag exempt property with surface tenant lease income in highly-desired Bosque county.