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    Highway Frontage Land in Blue Ridge Title is generated by Realmo AI

    11016 State Highway 78 N, Blue Ridge, TX 75424

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    For Sale
    $1,140,000

    Unimproved Land - Blue Ridge, TX

    Type:Unimproved Land
    Lot size:
    15.20 Acres
    Added:
    Mar 2, 2026
    Days on Market:
    92
    Last Refresh:
    Jun 2 at 1:06 pm

    Property Features for 11016 State Highway 78 N

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Exterior features
    Stable/Barn, Other, Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    R655500405601
    Lot size
    15.20 Acres

    Utilities

    Heating system
    None (Heating)

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s), Stable(s)

    We can help!

    Listing Contact
    Ashleigh Dulaney

    Listing agent Ashleigh Dulaney License #0716877

    Listing office Coldwell Banker Apex, REALTORS 2710 W Fm 544, Wylie, TX

    Listing date Mar 2, 2026

    MLS# 21190550 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.

    HighLights

    • 15.2‑acre AG‑EXEMPT property with over 1,000 feet of Highway 78 frontage, providing excellent visibility and access.
    • Utilities (electric and water) are already on site, saving on upfront costs.
    • Located outside city limits in unincorporated Blue Ridge with no known restrictions, offering freedom and flexibility.
    • Property is fully fenced, features two ponds, and is currently suitable for livestock.
    • Elevated hilltop location with expansive views of rolling pasture and Texas skies.
    • No flood zone.

    Overview

    This 15.2-acre AG-EXEMPT property is positioned along Highway 78, offering accessibility and visibility with over 1,000 feet of road frontage. Located outside city limits in unincorporated Blue Ridge, the property is fully fenced with a front entry gate, currently home to cows and horses, and features two ponds. Electric and water are already on site. The property is not in a flood zone. Set on an elevated hilltop, the property offers views across rolling pasture. A barn sits on the property and will require significant renovation or replacement. Located within Blue Ridge ISD and just minutes from town, with convenient access south toward Farmersville, Princeton, and McKinney, and north toward Leonard and Trenton, this location blends peaceful country living with commuting access. The property has no known restrictions and presents an opportunity for commercial, investment, or residential use.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom Storage Facility Garden Center Electrical Service Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Blue Ridge
    County
    Collin
    State
    Texas
    Longitude
    -96.398695
    Latitude
    33.319124

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 15.2-acre AG-EXEMPT property with highway frontage and utilities.
    Where is this agricultural land / farmland located?
    The property is located at 11016 State Highway 78 N Blue Ridge, TX.
    What is the asking price?
    The asking price for this property is $1,140,000.
    What are key features of this property?
    This property features: 15.2‑acre AG‑EXEMPT property with over 1,000 feet of Highway 78 frontage, providing excellent visibility and access.; Utilities (electric and water) are already on site, saving on upfront costs.; Located outside city limits in unincorporated Blue Ridge with no known restrictions, offering freedom and flexibility.
    (972) 727-3377
    We can help!
    Listing Contact
    Ashleigh Dulaney
    Real Estate License ID: 0716877
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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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