Tightwaad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
Ranch Overview
Exquisitely groomed, this property is located on approximately 59 acres. It has been used as an equine breeding, sales,
and training facility and is currently a longhorn cattle farm and airport. The acreage is totally fenced and cross-fenced
with 6 pastures. The pastures are a mix of native and coastal Bermuda grasses and all are plumbed with water. There are
mature trees, including Pecan and a live creek running, both through and bordering the east portions of the property. A
steel entry to the property is guarded with a solar powered electric gate. There is no production on the property, and
no pipelines. The seller has no minerals to convey, but a surface waiver is in effect for the entire property.
Improvements
Residences
Two homes, a horse barn converted to a hangar and a 3 stall barn exist on the ranch. The main home is constructed of
local rock with corrugated metal accents and cement board siding. It is 3300 square feet of living space with 3
bedrooms, 3½ baths, a study and a huge living area and professionally outfitted kitchen. There are extensive covered
porches, an outdoor fireplace and outdoor kitchen area and lovely pool with a spa and waterfall features. There is an
attached 2 car carport with storage area and a large, raised, fenced and irrigated garden. The house is located at the
back of the acreage for privacy and gorgeous views of the surrounding rolling terrain.
A second home, near the front of the property is currently used as the ranch manager’s home. It is a custom constructed
modular 4 bedroom, 2 baths with a study or 5 bedrooms, and laundry room, 2 living areas, wood burning fire place,
dining room and family kitchen. The home is surrounded by approximately 1000 square feet of treated wood decks
under mature trees. There is an unattached, oversized 2 car insulated garage and an underground storm shelter.
General Description – Main House.
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3 Bedroom, 3½ Bath, Study, 2 Car Carport with Storage, Extensive Covered porches and a screened porch. Patio
with outdoor fireplace and gas grill, pool and fenced garden.
Built in 2004.
3,300 Square Feet per building plans (available upon request)
5, 598 under roof, including porches and carport.
Stained concrete floors
Exterior is local rock, corrugated metal accents and concrete board siding for easy maintenance.
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Tightwad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
General Information
 Fans in all Bedrooms and Living Areas.
 Private well is 400’ feet deep.
 Well house contains complete water filtration and conditioning system.
 9’ ceilings throughout the house.
 2 solar powered attic fans.
First Floor
Entry
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10’ Double Doors are Courtyard gates from Santa Fe. Original Iron inserts are now the gates to the garden
Ventilated Safe Room made of 1/4” steel plate, concealed behind closet doors. Measures 5’ x 7’ with additional
floor space for large 2’ x 3’ standing gun and personal items safe
Extensive cabinet storage and lovely granite topped lighted display area
Coat closet has 3 rods for coat storage and shelving
Stairs to second floor are built from wood harvested on the property
Great Room Kitchen, Dining Room and Living Area
Dolby THX Surround Sound Home Theatre System
 Built in speakers in Living Area, Master Bedroom, Patio, Screened and pool porches
 Closet for electronics
 42” HD Flat Screen
Gas thermostat controlled fireplace
Range Hood and fireplace faced with wood harvested on the property
Dining area has large display shelf above the windows and access to screened porch
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Tightwad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
Kitchen
Wet Bar area with lighted countertops:
 Miele in-wall coffee system and warming drawer for coffee cups
 GE Monogram Ice Maker
 GE Monogram lighted Wine Cooler
 Copper Sink and fixtures
 Reverse Osmosis Water Dispenser
GE Monogram 36” Refrigerator
Subzero Freezer Drawers
GE Microwave
Wolf 48” dual fuel range
 Six-burner with griddle
 2 convection ovens
3 Bowl, 5’ professional sink and faucet
Full 3’ deep lower cabinets made from Knotty Alder, with full extension ball bearing drawer glides.
Filtered instant hot water dispenser
Bosch dishwasher, ultra quiet
Granite countertops
7’x8’ Granite topped Island
 Multiple electrical outlets
 Pull out drawers in cabinets
 3 spice drawers
 Pull out oil and vinegar cabinet
 Fireplace Mantle, Stairs, and Vent-A-Hood all constructed of native oak cut from the ranch.
 Cookbook library shelves
 3’ deep counter with space for small appliance storage, extensive electrical outlets and 3’ deep drawers
and cabinets.
Pantry
2 pantry closets and butler’s pantry
Upright Freezer space
Access to screen porch
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Tightwad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
Mud Room
Coat hooks, boot storage
In-Floor sink for muddy boots and dog washes
½ Bath with stainless steel sink and counter
Guests Rooms
2 Guest Rooms downstairs with en suite bathrooms.
One guest room with private entrance.
One guest room with lighted built in desk area
Lighted Closets
Second Floor
Extensive Solar Tube natural lighting brightens interior spaces
Master Bedroom
Hand Painted double doors lead to a private, tree-house-feel and spacious master suite and sitting area
Remote controlled window shades
Switch controlled Solar Tubes can be opened or closed to manage natural light
Master Closet room
12’ x 14’ with a 3½’ x 6½’ packing table in the center.
Walk-in Access to an adjacent 12’ x 5’ cedar closet
Extensive built-ins for well-organized closet
Brightly lit with Solar Tube and fluorescent lighting
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Tightwad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
Master Bath
Marble countertops for his and her sink and vanity areas
Fog Free Mirrors
Heated floors
Cultured marble Shower measures 5’ x 8’ with rain head and handheld showerheads
Garden tub with English bath faucet
Separate toilet room
 Bidet
 8’ of built in drawers and library
 Low flush toilets
 Walk-in access to finished attic space
 Instant Hot Water heater
Laundry
Built in Ironing Board
Lots of closet, cabinet and shelf storage
Walk-in access to finished attic storage
Office
8 Built in file drawers
Large built-in armoire for office supplies
3 desk spaces
Extensive built in shelving, some custom made for pilot 3-Ring binder style manuals
Exterior
Wired for exterior Christmas lights with built-in timer
Saltwater Pool is 18’ x 36’ with spa and water feature.
Outdoor patio with sink, 36” gas grill and fireplace.
Screened porch with fans.
Exterior porches with fans.
Fenced and irrigated raised garden with established herbs
Surrounding yard and landscaping is irrigated by timer controlled system
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Tightwad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
Airport
FAA Registered: XA16
Lighted, irrigated grass 200’ x 2800” runway. Ultra smooth. Excellent drainage.
Runway lights are remote controlled and with switch in home living area
2 windsocks, one by the hangar, the other by the main house
Runway ramp to Hangar is irrigated
Hangar apron measures 40’ x 65’
Fuel Farm: 2 500 gal. fuel tanks for auto gas and diesel, 1000 gal. Aviation fuel tank
Barn
The barn has been used as a foaling barn in the past, with 3 stalls, 2 with access to individual paddocks, both with
plumbed water. The barn is steel with dirt floors. One pen has a chute for easy loading and handling of cattle.
Hangar
The hangar is 40’ x 120’. It is currently home to 3 airplanes and an antique car “project”. It features a 40’ x 65’ concrete
ramp, 15’ x 75’ drive thru portico or outdoor storage for ranch equipment with 110 and 220 outlets. A covered 25’ x 45’
extension to the hangar roof designed to park truck and trailer combinations for storage and/or loading during
inclement weather. The hangar is completely insulated and plumbed with hot and cold running water, telephone lines,
and compressed air. There are 3 well-lit workbenches. A convenient 3 tank fuel farm has two 500 gallon tanks for diesel
and auto gas and a 1000 gallon tank for aviation fuel.
There is a 14’ x 28’ air conditioned and heated office with ½ bath, wet bar, workshop and workout area. The office has
lighted trophy cases, photo display shelves, a satellite and dedicated communications lines.
The hangar also has a large 12’ x 14’ storage room and a separate wash stall. There is an 11’ x 13’ clean room designed
to hold a 6’ commercial 3-door freezer. The room is wired for 110 and 220 power. It has heat and air conditioning and
11’ of stainless steel countertop with a sink.
The hangar was originally a ten stall luxury horse show barn. It had 16 fool alleyways. Each stall had water and electricity
with individual flood lighting and individual floor drains. It can easily be reconverted back to a horse barn.
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Tightwad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
Hangar is 40’ x 120’
Wired with both 110 and 220
Plumbed for compressed air with 60 gallon 7 HP Compressor
Hot and cold running water
Storage room with sun shade on the window
Wet stall
Air conditioned and heated “clean” room for freezer and veterinary laboratory
3 workbenches, 4’x8’, 3’x9’ and 3’x 11’ with overhead work lights
Workout room/bar/office area is 14’ x 28’
 Ceiling fans, air conditioned and heated
 Satellite and telephone service
 Refrigerator and sink in the bar area
 Slate floor
 Lighted Trophy cases
 Reclaimed wood paneling
 Sun Shades on all windows
Workshop 9’ x 14’
 ½ bath
 Ceiling fans, air conditioned and heated
 11’ of built in workbench and shelving
 Plenty of electrical outlets
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Property Details
Tightwaad Air Ranch
19013 W. FM 922 Rosston, TX Cooke County
LOCATION
Approximately 18 miles west of Valley View on FM 922 in southwestern Cooke County.
Driving time to Dallas/Fort Worth Metroplex varies depending on the time of day, but the
averages are: 90 minutes to Dallas, 75 minutes to DFW and one hour to Fort Worth.
Flying time to Dallas Love Field is 20 minutes and 30 minutes to Meacham Field in Fort Worth.
Nearby shopping is available in Gainesville, Denton, or Decatur with many services and most
items in Muenster, 15 minutes driving time. Muenster is well known as a predominately
German community with acclaimed meat markets, bakeries, private schools and a community
hospital. See location map for a generalized view of the area.
TOPOGRAPHY
The surrounding geography is unique to North Texas. In comparison to the nearby
prairie land with black gumbo soil, there is a limited area that is centered in Rosston that is
comprised of hilly terrain, dense wooded areas, conservation lakes and sandy loam soil. It is
widely held that the premier equine acreage in North Texas is limited to Rosston/Forestburg or
Aubrey/Pilot Point/Argyle areas due to the make-up of the sandy loam. See soil map for
details of soil composition.
Elevation ranges from approximately 843’ to 908’, with the main house sitting in the highest
point, and the creek being the lowest point on the property. See topographic map for elevation
details.
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VEGETATION The grasses of Tightwad Air Ranch are generally native and improved varieties of Bermuda grass
with some Big and Little Blue Stem, Yellow Indian Grass, Switch Grass with some yucci
arrowleaf clover intermixed.
Tree life on the ranch is predominantly post oaks, cedars, and native pecans. Other trees
include Boise d’arc, hackberry, mulberry, elm, ash, walnut, and hickory. The ranch is
approximately 25% wooded and 75% open.
WATER
Surface water is found in one pond that is centrally located on the property. The creek will
have water in it seasonally. Subsurface water is obtained from two deep water wells with one
well serving the main house and grounds, and another well serving the pastures, barns,
manager’s house, and hangar. The well serving the main house is equipped with a complete
water filtration system that includes a water softener, sediment filtration, and chlorination
system.
UTILITIES
Electrical service is provided by Cooke County Electric Co-op, and is serviced by three different
meters. Telephone service is provided by Nortex Communications with landlines installed in
both houses as well as the hangar. Sewage is cared for by three different standard septic
systems. High speed internet is also on the property.
PRICE
$1,145,000
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