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    12824 Fm 1769 Graham, TX 76450

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    Sponsored
    For Sale
    $1,950,000

    Farm/Estate - Graham, TX

    Type:Farm
    Property size:
    4,794 SF
    Lot size:
    161.62 Acres
    Days on Market:
    13
    Last Refresh:
    Mar 13 at 7:06 pm

    Property Features for 12824 Fm 1769

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    300
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Den, Dining Room, Family Room, Living Room
    Bedrooms
    3
    Bathrooms
    3
    Parking features
    Garage, Garage - Detached
    Interior features
    Walk-in Closet
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Microwave, Refrigerator, Washer
    Size
    4,794 SF
    Lot size
    161.62 Acres

    Utilities

    Heating system
    Electric (Heating), Propane (Heating)
    Cooling system
    Central Air
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Floors in Building
    2
    Flooring type
    Hardwood
    Building materials
    Wood Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Blake Hortenstine

    Hortenstine Ranch Company, LLC (214) 361-9191

    Listing agent Blake Hortenstine (214) 361-9191

    Listing date Feb 28, 2026

    MLS# 11548663 Listing URL

    Copyright © 2026 My State MLS. 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 Farmhouse Ranch with Barn

    Located approximately 5 miles west of Graham, Texas, the 161-acre Farmhouse Ranch offers a blend of country living and accessibility to town amenities and recreation. The property is situated just off Highway 380, about 1 mile north of Lake Graham, a destination for anglers. The 4,794-square-foot ranch home includes 3 bedrooms and 2.5 bathrooms. The open-concept layout connects the kitchen, living, and dining areas. The main kitchen is equipped with two Sub-Zero refrigerators, a spacious island, double ovens, a six-burner Capital stainless gas range, two dishwashers, an ice maker, a beverage fridge, and extensive storage. A separate prep kitchen includes a large metal sink, another double oven, a butler's pantry, and additional storage. The master bedroom features vaulted ceilings and a spiral staircase leading to a loft. The master bathroom includes a separate shower and bathtub, and a walk-in closet with a center storage island. Upstairs, two additional bedrooms share a full-sized Jack & Jill bathroom, and a separate office space is situated just outside the bedrooms. The property features a 2,400-square-foot barn with a concrete floor, newly installed windows, and four roll-up doors. Inside the barn, there is a full-size bathroom with shower and 3-phase power connections. Two separate HVAC systems keep the space climate-controlled. The property also includes a scenic pond, excellent fencing, and a trail system. Other features include a fruit orchard, raised cedar flower beds, an indoor/outdoor air-conditioned chicken coop, and a newly built storm shelter.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hersteller May (Bike/Boat/Book/etc) Store

    Map

    City
    Graham
    County
    Young
    State
    Texas
    Longitude
    -98.618572
    Latitude
    33.192503

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    FAQs

    What type of property is this?
    Farm - 161-acre farmhouse ranch near Lake Graham with versatile barn.
    Where is this farm located?
    The property is located at 12824 Fm 1769 Graham, TX.
    What is the asking price?
    The asking price for this property is $1,950,000.
    What are key features of this property?
    This property features: - Prime Location: Close to Graham, TX, and just 1 mile from Lake Graham.; - Spacious, Light-Filled Home: 4,794 sq ft farmhouse with 3 bedrooms, 2.5 bathrooms, and 72 windows.; - Chef's Kitchen: Features two Sub-Zero refrigerators, double ovens, a six-burner gas range, and two dishwashers.
    (214) 361-9191
    Request Owner's contact information
    12824 Fm 1769 Graham, TX 76450
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    Graham, TX 76450
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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
    12824 Fm 1769 Graham, TX 76450
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    Listing Contact
    Blake Hortenstine
    (214) 361-9191
    Learn more
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