Motivated seller! Fire up the lights and get to work - this turnkey 14-acre roping and horse operation is dialed in, built right, and ready to go! From daily training to weekend jackpots, this place is designed to handle it all. The arena setup is top-notch: a 150x275 welded-pipe arena with lights, Priefert air chute, adjustable boxes, covered steer trap, 4-horse walker, and round pen - all laid out for serious horsemen and ropers who want to get right to work. The 6-stall barn features a brand-new concrete center aisle, a tack room, wash rack, and thoughtful layout for easy workflow. Outside, you'll find four 35x50 turnouts plus two larger turnouts over 2 acres each, giving your horses plenty of room to move. Two additional barns expand the possibilities - both with RV hookups, ample hay storage, and room for equipment, bulk feed, or your living-quarters horse trailers. There's even space to add another covered calf-roping lane or convert for your business needs. Whether you're hauling in horses, feed, or clients, there's plenty of space to park, store, and operate efficiently. Utility setup is equally impressive: city water, plus a 400-foot well with a 10,000-gallon storage tank dedicated to the arena. The property also has two electric meters for flexibility and a separate full RV hookup perfect for guests, employees, or additional housing. The 3-bed, 2-bath singlewide home features a new roof and newer HVAC system, providing a comfortable living space for you, your trainer, or ranch help. Move-in ready and well-maintained, it offers all the comfort you need while staying close to your horses and operation. This setup delivers incredible versatility - ideal for training horses, running a roping or boarding business, or simply enjoying your own private ranch with everything ready to go. The property's layout allows room for expansion, commercial use, or continued personal operation without skipping a beat. If you've been searching for a property that's ready to work from day one - with the infrastructure already in place and the flexibility to grow - this one checks every box. Load up the horses, flip on the lights, and get to work.