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    104 Acres Fm 103 Nocona, TX 76255

    Sponsored
    For Sale
    $1,300,000

    Ranch - Nocona, TX

    Type:Ranch
    Lot size:
    104.00 Acres
    Days on Market:
    24
    Last Refresh:
    Feb 2 at 9:06 am

    Property Features for 104 Acres Fm 103

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    R000007338
    Exterior features
    Fence
    Fencing
    Fenced
    Lot size
    104.00 Acres

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Courtney Rhyne

    Parker Properties (940) 627-9040

    Listing agent Courtney Rhyne (940) 627-9040 License #0811823

    Listing date Jan 10, 2026

    MLS# 21086372 Listing URL

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Nocona, TX Ranch Land

    This approximately 104-acre property in Nocona, Texas, presents an opportunity for establishing a working cattle ranch, private estate, or long-term investment. Currently agricultural exempt and used for cattle, the land offers both functionality and income potential. A creek meanders through the rear of the property, complemented by an established stock pond. Mature trees line the back portion, creating shaded grazing areas. The property features frontage on a paved Farm to Market road, allowing for the potential installation of a private entrance. Electrical poles run along the highway, providing a reference point for utility planning. The land's terrain and openness accommodate expansion, a custom build site, or continued agricultural use. The seller intends to retain adjoining acreage and plans to build a private access road along the side of this tract for their personal use, maintaining the property's layout and privacy. Additional acreage may be available. Located near Nocona, the property is near local restaurants, boutique shopping, and a welcoming community known for its cowboy culture.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Nocona
    County
    Montague
    State
    Texas
    Longitude
    -97.619398
    Latitude
    33.899554

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    FAQs

    What type of property is this?
    Ranch - 104-acre ranch land with creek, pond, and road frontage.
    Where is this ranch located?
    The property is located at 104 Acres Fm 103 Nocona, TX.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: - Approximately 104 acres of versatile land suitable for a cattle ranch, private estate, or long-term investment, currently with agricultural exemption.; - Includes a creek, established stock pond, and mature trees, creating a scenic and functional landscape for livestock and recreation.; - Frontage on a paved Farm to Market road with potential for a private entrance and nearby electrical utility access.
    (940) 627-9040
    Request Owner's contact information
    104 Acres Fm 103 Nocona, TX 76255
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    Nocona, TX 76255
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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.

    More about this property
    104 Acres Fm 103 Nocona, TX 76255
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    We can help!
    Listing Contact
    Courtney Rhyne
    Real Estate License ID: 0811823
    (940) 627-9040
    Learn more
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