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    1088 Smith Oak Rd Sherman, TX 75090

    View on Map
    Sponsored
    For Sale
    $1,595,000

    Contemporary/Modern,Ranch, Farm/Ranch - Sherman, TX

    Type:Farm
    Property size:
    4,208 SF
    Lot size:
    11.97 Acres
    Days on Market:
    5
    Last Refresh:
    Mar 7 at 4:06 am

    Property Features for 1088 Smith Oak Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    5
    APN
    438601
    Parking features
    Driveway, Garage, Oversized
    Patio and Porch features
    Patio, Porch
    Interior features
    Built-in Features, Built-in Wine Cooler, Cathedral Ceiling(s), Chandelier, Decorative Lighting, Double Vanity, Dry Bar, Eat-in Kitchen, Kitchen Island, Open Floorplan, Paneling, Pantry, Smart Home System, Sound System Wiring, Vaulted Ceiling(s), Wainscoting, Walk-in Closet(s), Wet Bar, Wired For Data, Second Primary Bedroom
    Exterior features
    Attached Grill, Balcony, Barbecue, Built-in Barbecue, Covered Patio/Porch, Gas Grill, Rain Gutters, Outdoor Kitchen, Outdoor Living Center, Private Entrance, Private Yard, Rv Hookup, Rv/Boat Parking, Sport Court, Stable/Barn
    Fireplace
    1
    Appliances
    Barbeque or Grill, Cooktop, Cooktop - Gas, Dishwasher, Dryer, Garbage Disposer, Microwave, Oven - Convection, Oven - Double, Range, Range - Gas, Refrigerator, Refrigerator - Built-in, Washer, Water - Filter, Water - Purifier
    Size
    4,208 SF
    Lot size
    11.97 Acres

    Utilities

    Heating system
    Electric (Heating), Fireplace(s)
    Cooling system
    Ceiling Fan(s), Central Air, Electric

    Building Details

    Year built
    2023
    Floors in Building
    2
    Flooring type
    Hardwood
    Building materials
    Brick
    Roof type
    Composition
    Architectural style
    Contemporary
    Additional Structures
    Barn(s), Outdoor Kitchen, RV/Boat Storage, Stable(s)

    We can help!

    Listing Contact
    Lucie Warfield
    Lucie Warfield

    Lucie Warfield (214) 995-3211

    Listing agent Lucie Warfield (214) 995-3211 License #0693028

    Listing date Mar 3, 2026

    MLS# 20924273 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

    Property Insight Report

    Overview

    Texas Ranch Living with Acreage

    Located in Grayson County, between Sherman and Bells with access to Hwy 75, this estate features a custom-built home with open-concept living, soaring ceilings, and high-end designer finishes. Walls of windows provide natural light and views of the surrounding land. The chef’s kitchen includes JennAir professional-grade appliances, custom cabinetry, and an oversized island. The primary suite offers spa-inspired finishes, heated floors, and views of the property. Secondary bedrooms provide flexibility for guests or family. The property, which is on nearly 12 ag-exempt acres, includes three barns, fully fenced and cross-fenced pastures, and a seasonal pond. An agricultural exemption is in place. Additional features include an oversized four-car garage and a dog wash station. Pool-ready plumbing and electrical are available for future expansion. The property is suited for a horse property, hobby ranch, working livestock operation, or private retreat. It is located minutes from shopping, dining, and medical facilities in Sherman. The property is intended for ranch living.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Building Supply Big Box & Wholesale Store Department Store Kitchen & Bath Showroom HVAC Service Discount Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sherman
    County
    Grayson
    State
    Texas
    Longitude
    -96.496646
    Latitude
    33.642457

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    FAQs

    What type of property is this?
    Ranch - Refined Texas ranch on nearly 12 acres in Grayson County.
    Where is this ranch located?
    The property is located at 1088 Smith Oak Rd Sherman, TX.
    What is the asking price?
    The asking price for this property is $1,595,000.
    What are key features of this property?
    This property features: - Nearly 12 ag-exempt acres in Grayson County, offering tax advantages.; - Custom-built home with expansive open-concept living, soaring ceilings, high-end designer finishes, and walls of windows providing panoramic pasture views.; - **Chef’s kitchen featuring JennAir professional-grade appliances, custom cabinetry, and an oversized island.**
    (214) 995-3211
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    1088 Smith Oak Rd Sherman, TX 75090
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    Sherman, TX 75090
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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
    1088 Smith Oak Rd Sherman, TX 75090
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    We can help!
    Listing Contact
    Lucie Warfield
    Lucie Warfield
    Real Estate License ID: 0693028
    (214) 995-3211 (888) 455-6040
    Learn more
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