Field Notes
A closer look at the property and the places around it.
A few short reads to help you get a feel for the area, the property, and the investment opportunity.
The 69th Annual Paris Texas Rodeo
The 69th annual Paris Texas Rodeo takes place Saturday, August 8, 2026, at the Paris Rodeo & Horse Club grounds with bull riding, bronc riding, barrel racing, a parade, and more.
End of Summer Bash in Paris
Paris hosts its End of Summer Bash and School Year Kickoff on Saturday, August 22, 2026, with live music, food trucks, and family activities downtown.
Pecos and The Rooftops live at Neon Moon
Texas country band Pecos and The Rooftops plays Neon Moon Restaurant and Social Club near Mount Pleasant on Saturday, August 1, 2026, about 25 minutes from the property.
Tejas Brothers live at Neon Moon
The Tejas Brothers bring their Texas-Mexico border rock and honky-tonk sound to Neon Moon near Lake Fork on Saturday, August 22, 2026, about 25 minutes from the property.
Bart Crow live at Neon Moon
Texas country singer-songwriter Bart Crow played Neon Moon Restaurant and Social Club near Lake Fork on July 11, 2026. The show has passed, but it signals the quality of live music that comes through the area.
Rich O'Toole live at Neon Moon
Texas country artist Rich O'Toole plays the dance hall at Neon Moon Restaurant and Social Club on Saturday, September 26, 2026, about 25 minutes from the property.
Festival of Pumpkins in downtown Paris
The 27th annual Festival of Pumpkins fills downtown Paris with vendors, food trucks, live entertainment, and fall activities on Saturday, October 24, 2026.
The Bellamy Brothers live at Red Rooster IceHouse
Country music legends the Bellamy Brothers play the Red Rooster IceHouse in Hawkins on Saturday, July 25, 2026, about 30 minutes from the property.
David Frizzell live at Red Rooster IceHouse
Country singer David Frizzell plays the Red Rooster IceHouse in Hawkins on Saturday, August 22, 2026, about 30 minutes from the property.
Doug Stone acoustic at Red Rooster IceHouse
Country hitmaker Doug Stone plays an acoustic set at the Red Rooster IceHouse in Hawkins on Friday, October 2, 2026, about 30 minutes from the property.
Dawg Fest: Mount Pleasant's motorcycle rally and concert
Dawg Fest returns to the Mount Pleasant Civic Center in October 2026 with free concerts, a bike show, food vendors, and community activities just minutes from the property.
Twitty and Lynn at the Whatley Center
Tre Twitty and Tayla Lynn brought their tribute to Conway Twitty and Loretta Lynn to the Whatley Center in Mount Pleasant on April 24, 2026.
The Doo Wop Project at the Whatley Center
The Doo Wop Project brought their show "Echoes of the Street" to the Whatley Center in Mount Pleasant on February 10, 2026.
The 2nd Annual Harvest Dinner in Mount Pleasant
Mount Pleasant hosts its 2nd Annual Harvest Dinner at Caldwell Park on October 23, 2026, a five-course gourmet dinner under the stars organized by the Chamber of Commerce.
903 Sunsets: free live music in Paris
A free Thursday-night concert series brings country, red dirt, and Texas music to downtown Paris every June evening, just 30 minutes from the property.
William Clark Green at Lake Crook
Texas country artist William Clark Green headlines at Lake Crook in Paris on June 20, with Bleu Edmondson and Will Grider opening.
Texafied JamFest: a free music festival in Sulphur Springs
A free three-day charity music festival brought a dozen singer-songwriters to downtown Sulphur Springs in early June, raising money for MD Anderson Cancer Center.
Cowboy music and poetry in Winnsboro
The Winnsboro Cowboy Music & Poetry Gathering brings Western music and cowboy poetry to the Winnsboro Center for the Arts on September 25–26, about 40 minutes from the property.
Daingerfield Days: a Northeast Texas fall festival
Daingerfield Days is an annual fall festival in nearby Daingerfield with a car show, 5K run, cornhole tournament, food trucks, and live music—about 25 minutes from the property.
The 51st Titus County Fair
The 51st annual Titus County Fair returns September 30 through October 3, 2026, with live music from Cameron Hobbs and Lane Bricker at the Fair Arena in Mount Pleasant.
Happy Birthday USA: Mt. Pleasant’s Fourth of July
Mount Pleasant’s annual Independence Day celebration brings fireworks, live music, a kids’ patriotic parade, and a car show to the Titus County Fairgrounds every July 4.
Bluegrass and chili at the Alamo Mission
The Alamo Mission Museum of Franklin County in Mount Vernon hosts an annual chili cookoff and bluegrass festival—a community tradition just 15 minutes from the property.
Live shows at the Whatley Center
The Whatley Center for the Performing Arts at Northeast Texas Community College in Mount Pleasant hosts touring musicians, tribute shows, and live theatre through its annual Heart of the Arts season.
Quake on Town Lake: drag boat races
Mount Pleasant’s annual drag boat racing event on Town Lake benefits Cypress Basin Hospice and brings the county together every mid-summer.
Uncorked: Mount Pleasant’s Food & Wine Festival
The annual Uncorked Food & Wine Festival at Caldwell Park brings Texas wineries, local food, and live music to Mount Pleasant each spring.
Cinco de Mayo at Fair Park
Mount Pleasant’s annual Cinco de Mayo celebration at Fair Park draws up to 10,000 visitors with carnival rides, authentic Mexican food, live Mariachi music, and traditional Mayan dancers.
The Mount Pleasant Pro Rodeo
Three nights of professional bull riding, barrel racing, and calf roping at the Titus County Fairgrounds each spring—a staple of the Titus County calendar.
Christmas on the Square in Mount Vernon
Mount Vernon’s annual holiday celebration transforms the historic Franklin County courthouse square with live music, shopping, food, and community activities.
Dad Fest: Mount Pleasant’s community celebration
Dad Fest is a free annual community event at Island Park with live music, food trucks, inflatables, and family activities—a genuine small-town gathering just minutes from the property.
The 2nd Saturday Farmer’s Market in Mount Pleasant
Mount Pleasant’s monthly 2nd Saturday Farmer’s Market brings local vendors, food trucks, live music, and community activities to the historic downtown square.
National Night Out in Mount Pleasant
Mount Pleasant’s annual National Night Out brings the police department, fire department, and the community together at Dellwood Park for an evening of food, activities, and neighborhood connection.
Mount Pleasant’s weekly farmers market
Every Tuesday evening from June through September, the weekly farmers market fills downtown with local produce, baked goods, and the kind of midweek gathering that tells you a community still shows up.
The Mount Vernon Farmers Market
Every first and third Saturday morning from May through September, the Mount Vernon Farmers Market sets up at Little Creek Park with local produce, baked goods, and a Saturday morning worth getting up for.
CountryFest on the square in Mount Vernon
Mount Vernon’s largest annual community festival—over 100 vendors, a stew cookoff, live entertainment, and a pancake breakfast on the second Saturday in October.
Summer in Titus County and beyond
From the Mount Pleasant Farmers Market to the Quake on Town Lake drag boat races, the community calendar fills up every summer.
Deck the Halls Holiday Bazaar in Mount Pleasant
The annual Deck the Halls Holiday Bazaar brings local vendors, holiday shopping, and community cheer to the Mount Pleasant Civic Center each November.
The holiday season in Mount Pleasant
From the Christmas Parade to the Holly Jolly Hustle 5K and the Library Open House, Mount Pleasant’s December calendar fills with community events.
3AM Band at Red Rooster IceHouse
The 3AM Band brings their high-energy Texas country and Southern rock show to the Red Rooster IceHouse in Hawkins on Saturday, September 19, 2026, about 30 minutes from the property, with no cover charge.
Christopher Wright at Red Rooster IceHouse on Halloween
Alt-country singer-songwriter Christopher Wright plays a Halloween show at the Red Rooster IceHouse in Hawkins on Saturday, October 31, 2026, about 30 minutes from the property.
Eli Young Band acoustic at Red Rooster IceHouse
Multi-platinum country band Eli Young Band plays a Power Full Band Acoustic show at the Red Rooster IceHouse in Hawkins on Saturday, November 28, 2026, about 30 minutes from the property.
The Franklin County Sheriff’s Posse Rodeo
Three nights of professional rodeo at the Franklin County Sheriff’s Posse Arena in Mount Vernon over Labor Day weekend—$20,000 in added money, just fifteen minutes from the property.
Diamond Rio live in Mount Vernon
Diamond Rio headlines the Country For Life benefit concert at the Franklin County Sports Complex in Mount Vernon on September 25, 2026—a night of live country music for a local cause.
Living near Mount Pleasant
The Piney Woods setting, the drive between two small towns, the feed store that knows your horse's name, and the kind of quiet that takes a few days to stop noticing.
The land and improvements
A walk through the 8 acres: the sandy loam soil, the scattered oaks, the horse facilities, the tiny home, and the infrastructure already in place.
Life on eight acres
Mornings on the porch, afternoons in the arena, weekends in town, how the rhythm of this property and the rhythm of Titus County fit together.