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    1305 Vz County Road 3821 Wills Point, TX 75169

    Sponsored
    For Sale
    $850,000

    Modern Farmhouse,Ranch, Farm/Ranch - Wills Point, TX

    Type:Farm
    Property size:
    2,331 SF
    Lot size:
    26.41 Acres
    Days on Market:
    23
    Last Refresh:
    Feb 5 at 12:06 am

    Property Features for 1305 Vz County Road 3821

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    3
    APN
    R000037576
    Parking features
    Carport, Driveway
    Patio and Porch features
    Patio, Porch
    Interior features
    Built-in Features, Eat-in Kitchen, Kitchen Island, Open Floorplan, Vaulted Ceiling(s)
    Exterior features
    Covered Patio/Porch, Private Entrance, Stable/Barn, Storage, Fence
    Fencing
    Fenced
    Fireplace
    1
    Basement Y/N
    1
    Appliances
    Dishwasher, Microwave, Oven - Convection, Range, Washer
    Size
    2,331 SF
    Lot size
    26.41 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Fireplace(s), Fireplace Insert
    Cooling system
    Central Air, Electric
    Water front features
    Creek

    Building Details

    Year built
    2015
    Floors in Building
    1
    Flooring type
    Concrete
    Building materials
    Brick, Metal Siding, Stone
    Roof type
    Metal
    Architectural style
    Modern
    Additional Structures
    Barn(s), Stable(s), Storage

    We can help!

    Listing Contact
    Elaine Fabbri
    Elaine Fabbri

    RE/MAX Landmark Rose (972) 524-2525

    Listing agent Elaine Fabbri (903) 567-3100 License #0665897

    Listing date Jan 14, 2026

    MLS# 21153519 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

    Turnkey Horse Ranch with Modern Farmhouse

    This working horse ranch is situated on approximately 25 agricultural acres and features a 2016 farmhouse-style barndominium with a metal exterior and heavy steel frame accented by stone. The property includes a barn with a tack room, workshop area, stalls, paddocks, and an overhang for equipment. Additionally, there is a ranch hand room with plumbing, an arena, three ponds, and a winding creek. The property boasts approximately 3,252 feet of road frontage. The rolling terrain creates riding trails and views throughout the area. The great room features a floor-to-ceiling stone fireplace, 20-foot knotty pine ceilings, and stained concrete floors. The split, private primary suite includes an ensuite bath with a soaking tub, two-head shower, and walk-in closet. The open-concept kitchen features custom alder soft-close cabinets, granite counters, and a breakfast-bar island. The property includes approximately 1,000 square feet of porches, spray-foam insulation, and a centrally vented fireplace system. There is also a massive attic with potential for additional living space. The property is fenced and cross-fenced into three separate pastures, suitable for horses and livestock. The barndominium has 2,331 square feet of living space. The property is located in a sought-after area near the lake with easy access to Hwy 80 and I-20, and is ready for work, play, and comfortable country living.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Pet Store & Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.002268
    Latitude
    32.785561

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    FAQs

    What type of property is this?
    Horse & equestrian property - Working horse ranch with modern farmhouse near lake and highways.
    Where is this horse & equestrian property located?
    The property is located at 1305 Vz County Road 3821 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: - Turnkey horse ranch on 25 acres featuring a barn, stalls, paddocks, arena, and ranch hand room.; - Low-maintenance, farmhouse-style barndo (built in 2016) with metal exterior, steel frame, and stone accents.; - Modern interior featuring an open-concept kitchen with custom cabinets, granite counters, and a stone fireplace.
    (214) 457-3676
    Request Owner's contact information
    1305 Vz County Road 3821 Wills Point, TX 75169
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    Wills Point, TX 75169
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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
    1305 Vz County Road 3821 Wills Point, TX 75169
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    We can help!
    Listing Contact
    Elaine Fabbri
    Elaine Fabbri
    Real Estate License ID: 0665897
    (214) 457-3676
    Learn more
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