Jeff & Mary Janson-Grand Oaks Realty Group

Jeff & Mary Janson-Grand Oaks Realty Group Husband & Wife Real Estate Team. Lifelong horse people. Compassionately assist families with End of Life transitions.

Experts in Farm and Ranch sales, residential and relocation to NE Texas, Hunt County, and the Greenville, TX surrounding areas.

Hunt County has some very interesting little known laws, lol!If you’re thinking if moving to the Hunt County, TX area, g...
09/24/2026

Hunt County has some very interesting little known laws, lol!

If you’re thinking if moving to the Hunt County, TX area, give us a holler first!

Did you know that Hunt County Texans live under some of the most unique, old-school, and oddly specific laws in the state?

The Purple Paint Rule Texas Penal Code § 30.05(b)(2)(D)

The Law: Texas Penal Code § 30.05 explicitly states that a property owner can use purple paint markings on trees or posts as a legal alternative to a "No Trespassing" sign. The paint lines must be vertical, at least 8 inches long, 1 inch wide, and placed 3 to 5 feet off the ground.

Fence Cutting is a Felony Texas Penal Code § 28.03(b)(4)(B)

The Law: Under Texas Penal Code § 28.03, intentionally cutting or damaging a fence used for livestock or production agriculture elevates standard criminal mischief directly to a State Jail Felony or higher, carrying a penalty of up to 2 years (and sometimes up to 10 years depending on property value and damage) in state prison.

The Sabine River Lockdown Texas Parks and Wildlife Code § 216.021

The Law: This is one of the few laws hyper-specific to Hunt County. Texas Parks and Wildlife Code § 216.021 explicitly dictates that the section of the Sabine River running between its source and the eastern boundary line of Hunt County is legally "not a navigable stream" for the purpose of public hunting and fishing rights. This keeps those rights strictly in the hands of the local riparian landowners.

No Drones for Tracking Texas Parks and Wildlife Code § 43.102
The Law: Under state hunting laws governed by the Texas Parks and Wildlife Department (TPWD), it is strictly illegal to use any unmanned aerial vehicle (UAV/drone) to locate, track, or hunt down wounded or live game animals.

Wipers Required, Windshields Optional (with a twist) Texas Transportation Code § 547.603 (mandates wipers but specifies no windshield requirements)

The Law: Texas Transportation Code § 547.603 explicitly states all motor vehicles must have functioning windshield wipers.

However, Texas vehicle equipment statutes never explicitly state a vehicle must have a physical front windshield. Oddly enough, if you do have a windshield, it cannot be cracked in a way that obstructs your vision—meaning legally, having no windshield is acceptable, but a badly cracked one can get you a ticket!

Paying a Ticket = A Guilty Plea Texas Code of Criminal Procedure Art. 27.14(c)

The Law: Under the Texas Code of Criminal Procedure, simply paying a fine online or via mail to a municipal court constitutes a formal waiver of a jury trial and a legal entry of a plea of nolo contendere (no contest) or guilty. The conviction is then automatically recorded on your driving record.

The 10-Inch Lawn Limit City of Greenville Code of Ordinances, Chapter 24 (Property Maintenance), Article 24.03

The Law: According to the official City of Greenville Code Enforcement guidelines, standard residential properties must keep grass and weeds under 12 inches. However, the city explicitly mandates that properties on Park Street must keep grass under 10 inches.

Strict Yard Sale Caps City of Greenville Code of Ordinances, Chapter 14, Article 14.09, Section 14.09.002(a)

The Law: Per Greenville's local code of ordinances, residents are legally capped at a maximum of three garage/yard sales per calendar year, and each individual sale event cannot exceed three consecutive days.

The One-Day Car Sale Ban Texas Transportation Code § 728.002

The Law: Known as the Texas "Blue Law" for auto dealers, Texas Transportation Code § 728.002 makes it a misdemeanor for a motor vehicle dealer to operate on both consecutive days of Saturday and Sunday. They are legally forced to choose one weekend day to completely close.

The Sunday Liquor Lockout Texas Alcoholic Beverage Code § 105.01

The Law: Per the Texas Alcoholic Beverage Commission (TABC), package stores (liquor stores) are legally required to close on Sundays, Thanksgiving Day, Christmas Day, and New Year's Day. If Christmas or New Year's falls on a Sunday, they must remain closed on the following Monday as well.

Proxy Marriages are Legal Texas Family Code § 2.007

The Law: Under Texas Family Code § 2.007, Texas remains one of only four states that allows a proxy marriage. If a Hunt County resident is active-duty military deployed overseas or incarcerated, they can legally appoint a proxy via affidavit to stand in and marry their partner.

No Parking on the Grass City of Greenville Code of Ordinances, Chapter 18 (Traffic and Vehicles), Section 18.05 (Off-Street Parking and Placement Regulations)

The Law: The Greenville Code Enforcement division explicitly lists "Parking Violations" as parking vehicles on non-approved surfaces. Leaving your truck or car parked on the grass or bare dirt of a front yard is a fineable municipal code violation.

hich one of these surprised you the most? Drop your thoughts in the comments! 👇

🌾 Peaceful country living meets small-acreage flexibility on this brick home on approx. 2.48 acres near Commerce, TX (Hu...
09/17/2026

🌾 Peaceful country living meets small-acreage flexibility on this brick home on approx. 2.48 acres near Commerce, TX (Hunt County).

🔧 A NEW ROOF and NEW SEPTIC SYSTEM are already done, so buyers start with real confidence.

🏡 This 1,740 sq ft home offers 3 bedrooms, 3 bathrooms: the main residence has a spacious primary suite, living/dining areas, a large laundry room, an oversized walk-in pantry, and a bonus room ready for a home office, gym, or playroom — plus a breezeway-connected garage-side suite with its own bedroom, living room, bathroom, and closet, ideal for guests, multigenerational living, or a private studio.

🚗 A 2-car garage and storage building handle vehicles, tools, and country essentials.

📍 Minutes from shopping, dining, schools, and Texas A&M University-Commerce. Small acreage, flexible guest space, and recent updates rarely come together —

📲 call or text Jeff & Mary Janson at 430-368-4285 before it's gone!

Listing Courtesy of REAL Broker, LLC.

Did you know 92% of U.S. counties don't have a single data center? 🤯 That means all that tech boom money is piling into ...
09/15/2026

Did you know 92% of U.S. counties don't have a single data center?

🤯 That means all that tech boom money is piling into just a handful of spots — and if you're wondering whether that's happening anywhere near Hunt County or NE Texas, you're asking exactly the right question.

Here's why this matters for you: where big infrastructure goes, land value and growth patterns tend to follow. Whether you're sitting on acreage, thinking about buying land, or just nerding out over market trends like we do, this NAR breakdown is worth the 5-minute read. No boring paperwork lecture, promise — just real data on where the money's moving.

👉 https://www.nar.realtor/news/real-estate-news/is-there-a-data-center-effect-on-real-estate

Got questions about how growth trends like this could affect your property or your next move? Let's chat — no obligation, just real numbers. Call or text us at 430-368-4285! 📲

Jeff & Mary Janson | Grand Oaks Realty Group
Hunt County & NE Texas

POV: you understood the assignment. 🏡⭐Showed up prepared. Knew your priorities. Actually told your agent what you though...
09/14/2026

POV: you understood the assignment. 🏡⭐

Showed up prepared. Knew your priorities. Actually told your agent what you thought after the showing instead of making us guess. 👀

That's not just easy to work with... that's elite homebuyer energy. No notes. Gold star officially secured. 🤌

Ready to be our next star client? Call or text us at 430-368-4285! 📲

Jeff & Mary Janson | Grand Oaks Realty Group
Hunt County & NE Texas

09/11/2026

➡️ NE Texas This Week: Fair, Football, Farmers Market

Looking for things to do near Greenville, TX this week? From the East Texas A&M football home opener to the Rains County Fair, here’s your complete guide to local events across Hunt, Rains, and the surrounding counties.

🏈 East Texas A&M Football — Home Opener, kickoff at 6 PM

🥕 Farmers Markets — Greenville’s market now runs year-round, every Saturday. Commerce and Sulphur Springs markets are open too, but wrap up their season on the 19th — catch them before they close!

🎡 Rains County Fair — Sept 15–19 at the County Fairgrounds in Emory

🎶 Music Bingo — Landon Winery, Greenville

Thinking about calling Hunt County home? Grand Oaks Realty Group specializes in Farm & Ranch and residential real estate across Greenville, Commerce, and Sulphur Springs, TX. DM us or call 📲 430-368-4285 to talk about your move.

🔔 Subscribe and Follow for more Hunt County events, local market updates, and Farm & Ranch listings!

09/09/2026

Realtors who cook?? Groundbreaking, I know. 😂🍝

Tonight’s menu: spaghetti squash straight outta our own garden + hamburger from Butcherbox, because apparently closing deals AND growing our own dinner is just how we roll now. 🏡🌱

No open house today — just an open kitchen! Swapping the lockbox for a skillet and it’s honestly the best part of my week.

Turns out the same folks who help you find your dream home also just... really like squash. Who knew!

Got a garden-to-table recipe you swear by? Drop it below — we’re always taking notes. 👇

Call or text us at 430-368-4285 — for real estate questions, not recipes (but we’ll take those too 😅)!

Jeff & Mary | Grand Oaks Realty Group
Hunt County & NE Texas

Curious what your neighbors' houses actually sold for last month? We pulled the numbers so you don't have to stalk Zillo...
09/07/2026

Curious what your neighbors' houses actually sold for last month? We pulled the numbers so you don't have to stalk Zillow at midnight 👀📊

August 2026 market snapshot for Hunt, Hopkins, and Rains County:

🏡 Greenville — 50 homes sold, avg. sold price $287,843, 88 days on market
☕ Commerce — 9 homes sold, avg. sold price $210,977, 102 days on market
🏛️ Sulphur Springs — 18 homes sold, avg. sold price $323,078, 118 days on market
🌅 Emory — 9 homes sold, avg. sold price $466,556, 79 days on market (heads up — that average got a boost from two sales over $900K, so don't let it scare you off if you're shopping in a more typical price range!)

Every town in our backyard tells a different story right now — some are moving fast, some are taking their time, and pricing right matters more than ever. No boring paperwork lecture here, just real numbers so you know where things stand.

Thinking about buying, selling, or just nosy about your own home's value? We got you. Call or text us at 430-368-4285! 📲

Jeff & Mary | Grand Oaks Realty Group
Hunt County & NE Texas

AKA “Brew” - sire of last year’s puppies - we will be breeding Jessie back soon!  Follow our English Labrador page Grand...
09/05/2026

AKA “Brew” - sire of last year’s puppies - we will be breeding Jessie back soon!

Follow our English Labrador page Grand Oaks Kennel

Mortgage rates just hit their highest point since June 2025... but before you panic, let's break down what's actually go...
09/05/2026

Mortgage rates just hit their highest point since June 2025... but before you panic, let's break down what's actually going on. 👀

📈 Rates crept up this week — mostly tied to oil prices spiking after new strikes in Iran, plus bond market jitters
🗣️ BUT Fed Governor Chris Waller threw cold water on rate-hike fears, saying he'd support holding steady if next week's inflation data keeps cooling
💪 Friday's jobs report smashed expectations (162K new jobs vs. the 56K predicted) — and rates barely budged, which is honestly kind of a big deal
🔮 The real answer comes next week: two major inflation reports drop Thursday & Friday, and they'll likely decide whether rates ease up or head back toward this week's highs

Translation: nothing's set in stone yet, and a little patience (and the right guidance) goes a long way. If you're wondering what any of this means for YOUR buying or selling timeline, no boring paperwork lecture required — just call or text us at 430-368-4285 and we'll talk it through. 📲

Jeff & Mary Janson | Grand Oaks Realty Group
Hunt County & NE Texas

Courtesy of Mason Whitehead, Churchill Mortgage

Address

Campbell, TX
75422

Opening Hours

Monday 9:30am - 6:30pm
Tuesday 9:30am - 6:30pm
Wednesday 9:30am - 5pm
Thursday 9:30am - 6:30pm
Friday 9:30am - 6:30pm
Saturday 9:30am - 6:30pm

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+14303684285

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