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    • Brokers

    Lisa Hitchcock, Sherman, TX

    License ID: 0611932
    Years of Experience
    13
    Association
    Greater Texoma Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (903) 224-5171
    Office Address:
    603 N Travis St, Sherman, TX 75090

    Property Types

    • Commercial Sale
    • Land

    Performance

    Listings
    20
    Price range
    $75k - 1.2M
    Average price
    $631k

    Listings

    For Sale (19)

    View map
    • $200,000
      1.00 Acre

      Land Near Lake Texoma Resort

      Estate-style lot near Tanglewood Resort and Highport Marina.
      39 White Tail Way, Pottsboro, TX 75076
      View Details
    • $825,000
      1.29 Acres

      Lake Texoma Acreage with Boat Slip

      1.29-acre lot with deeded boat slip and lake views.
      1a-2 Thompson Heights Dr, Denison, TX 75020
      View Details
    • $1,525,000
      2.83 Acres

      Lakefront Land with Boat Slips

      2.83-acre lakefront lot with deeded boat slips on Lake Texoma.
      2a-1 Thompson Heights Dr, Denison, TX 75020
      View Details
    • $575,000
      0.83 Acres

      Lake Texoma Waterfront Buildable Lot

      0.83-acre buildable lot with private boat slip near Margaritaville.
      1a-1 Thompson Heights Dr, Denison, TX 75020
      View Details
    • $42,500
      0.24 Acres

      Residential Land in Sherman, TX

      0.236-acre lot near Austin College and Texas Instruments.
      212 N Harrison Ave, Sherman, TX 75090
      View Details
    • $999,999
      11,440 SF

      Sherman, TX Commercial Property

      Commercial property in the heart of Sherman, Texas, a growing tech hub.
      18987 W Us Highway 82, Sherman, TX 75092
      View Details
    • $1,002,510
      22.28 Acres

      Sherman, TX Unimproved Land Parcel

      22.278 acres of land ready for development.
      22.278 Acres Baker Rdg Rd, Sherman, TX 75090
      View Details
    • $200,000
      1.00 Acre

      Land Near Lake Texoma Resort

      Estate-style lot near Tanglewood Resort and Highport Marina.
      16 White Tail Way, Pottsboro, TX 75076
      View Details
    • $200,000
      1.00 Acre

      Land Near Lake Texoma Resort

      Estate-style lot near Tanglewood Resort and Highport Marina.
      76 Buck Trl Way, Pottsboro, TX 75076
      View Details
    • $1,113,750
      4,950 SF

      Historic Downtown Sherman Mixed-Use Property

      Mixed-use property in historic downtown Sherman, one block from the square.
      205 E Houston St, Sherman, TX 75090
      View Details
    • $200,000
      1.00 Acre

      Land in Gated Community

      One-acre lot in Spout Springs near Lake Texoma.
      55 Doe Xing, Pottsboro, TX 75076
      View Details
    • $3,000,000
      3.44 Acres

      Versatile Commercial Property in Denison, TX

      Prime commercial property with high visibility and flexible space.
      2600 W Morton St, Denison, TX 75020
      View Details
    • $115,860
      2.17 Acres

      Residential Land in Callisburg, TX

      2.17-acre lot near Callisburg schools with mature trees.
      398 Phillips St, Callisburg, TX 76240
      View Details
    • $42,500
      0.18 Acres

      Denison, Texas Homesite Opportunity

      Prime homesite near downtown Denison and Lake Texoma.
      509 E Shepherd St, Denison, TX 75021
      View Details
    • $42,500
      0.21 Acres

      Vacant Lot Near City Park

      Vacant lot near the city park and Highway 75.
      303 W Steadman St, Sherman, TX 75090
      View Details
    • $2,925,000
      5.63 Acres

      Lakefront Land with New Boathouse

      5.63 acres of lakefront land with exclusive shoreline ownership.
      5.63 Acres Thompson Hts Dr, Denison, TX 75020
      View Details
    • $223,096
      2.82 Acres

      Land Near Lake Texoma

      2.824 acres of land near Lake Texoma.
      Tbd 2.824 Acres Fm 901, Gordonville, TX 76245
      View Details
    • $99,995
      1.00 Acre

      Trenton, TX One-Acre Lot

      One-acre lot ready for your vision in Trenton, TX.
      330 County Road 4545, Trenton, TX 75490
      View Details
    • $3,500,000

      Lakefront Acreage with New Boathouse

      5.63 acres of lakefront property with exclusive shoreline ownership.
      201 Thompson Heights Dr, Denison, TX 75020
      View Details

    For Lease (1)

    View map
    • $17,150 /Mo
      7,350 SF

      Medical Office Space Near Texoma

      Prime medical office space available for lease near Texoma Medical Center.
      2416 Swamy Dr, Sherman, TX 75090
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    Lisa Hitchcock, Sherman, TX
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Lisa Hitchcock, Sherman, TX
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