Nice, sounds like you got a good deal overall.
I'd like to chat about E. TX some time. Been focusing in on moving somewhere semi-rural around Tyler in a few years. Dreams of doing some Barndominium building, some ag exemption grazing, big garden, small orchard, grapes / blackberries, bees too. Some Permaculture stuff. I want to build and grow a lot of things and the soils and rainfall and many other conditions around there seem to suit what I'm looking to accomplish with the rest of my life. First I've got to escape CA to Vegas (I know, doesn't seem like much of an improvement, but believe me it's a big deal to escape CA's taxes and small business killing regulations) and have to finish my schooling / re-training and become an x-ray tech.