Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land Near Ray Roberts Lake Title is generated by Realmo AI

    14 Shady Oak Lane, Valley View, TX 76272

    View on Map
    Claim this Listing
    For Sale
    $304,900

    Improved Land - Valley View, TX

    Lot size:
    2.76 Acres
    Added:
    Sep 29, 2025
    Days on Market:
    223
    Last Refresh:
    May 9 at 12:06 am

    Property Features for 14 Shady Oak Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    TBD
    Lot size
    2.76 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Virginia Williams
    Virginia Williams

    Listing agent Virginia Williams License #0193449

    Listing office WILLIAMS & WILLIAMS, REALTORS 2730 N Elm, Denton, TX

    Listing date Sep 29, 2025

    MLS# 20812358 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

    • No HOA and low taxes with no city taxes.
    • Large 2.01‑2.76 acre lots available in a prime location near Lake Ray Roberts.
    • Choose your own builder and building timeline.
    • Utilities available: Mountain Spring Water, underground Pentex electric, and Nortex fiber optic cable.
    • Sellers offering a $10,000 bonus and $5,000 clearing fee for the first two lot buyers who begin building within 3 months (money remains in escrow until concrete slab poured and framing begins).
    • Excellent location offering rural serenity with an easy commute to D‑FW and DFW International Airport.

    Overview

    Located north of Ray Roberts Lake and east of I-35, this residential community offers a blend of rural serenity and convenient access to the Dallas-Fort Worth area and DFW International Airport. The property is a short drive from boutiques, antique shops, restaurants, a vineyard, local breweries, and WinStar Casino. The community consists of 26 upscale residential sites, with 23 estate-sized wooded and creek lots available, ranging from 2.01 to 2.76 acres. These lots feature building sites, panoramic views, rolling woodlands, and sandy soil suitable for animals and vegetable gardens. The land is populated with century-old oak and pecan trees and is home to trophy deer and abundant wildlife. Utilities available include Mountain Spring Water, underground Pentex electric, and Nortex fiber optic cable. There is no HOA and low taxes with no city taxes. The property is located within the Pilot Point Independent School District. A bonus and clearing fee are offered to the first two lot buyers who begin building within the first three months, with funds held in escrow until the concrete slab is poured and framing begins.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Valley View
    County
    Cooke
    State
    Texas
    Longitude
    -97.2724
    Latitude
    33.5118

    Nearby Similar for Sale

    • $449,000

      Secluded Cabins on Three Acres

      Unique income-producing property with cabin and architectural vessel on 3 acres.
      374 Hideaway Lane, Valley View, TX 76272
      View Details
    • $2,175,000
      2,815 SF

      Valley View Equestrian Estate

      Exceptional 15-acre equestrian property in Cooke County.
      289 Blackjack Road, Valley View, TX 76272
      View Details
    • $1,599,000
      3,280 SF

      Valley View Ranch with Equestrian Facilities

      Luxury ranch on 14 acres, equestrian facilities, near DFW.
      510 County Road 247, Valley View, TX 76272
      View Details
    • $1,999,250
      2,256 SF

      Lakefront Barndominium with Horse Barn

      29.75-acre lakefront property with barndominium and horse barn.
      1639 Bloomfield Road, Valley View, TX 76272
      View Details
    • $570,000

      I-35 Frontage Land Available

      5-acre unimproved land with I-35 frontage and railroad access.
      Tbd I 35 Frontage, Valley View, TX 76272
      View Details
    • $1,680,000
      3,049 SF

      57 Acre Texas Farm/Ranch

      57 acre farm/ranch with home, workshop, barn, and ponds.
      590 County Road 385, Valley View, TX 76272
      View Details
    • $360,000

      Expansive Wooded Lot Near Lake

      5-acre residential lot near Lake Ray Roberts and Valley View.
      Lot 92 County Road 2255, Valley View, TX 76272
      View Details
    • $190,000

      Ready-to-Build Land in Valley View

      2.93-acre tract with utilities near I-35.
      402 Sunflower Drive, Valley View, TX 76272
      View Details
    • $190,000

      Valley View Land with Utilities

      2.93-acre tract with utilities ready for development.
      402 Sunflower Drive, Valley View, TX 76272
      View Details
    • $259,000
      900 SF

      Cleared Land with New Barn

      2.5 acres with new barn near Lake Ray Roberts.
      495 Blackjack Road, Valley View, TX 76272
      View Details
    • $69,000

      Unimproved Land Near Lake Ray

      Almost an acre of land backing to CORP & Lake.
      00000 Hudson Drive, Valley View, TX 76272
      View Details
    • $4,000,000

      Equestrian Ranch with Multiple Residences

      Horseman's ranch with main residence and multiple apartments.
      3561 NEELY Trail, Valley View, TX 76272
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Residential lots near Ray Roberts Lake with no HOA.
    Where is this residential land & home lot located?
    The property is located at 14 Shady Oak Lane Valley View, TX.
    What is the asking price?
    The asking price for this property is $304,900.
    What are key features of this property?
    This property features: No HOA and low taxes with no city taxes.; Large 2.01‑2.76 acre lots available in a prime location near Lake Ray Roberts.; Choose your own builder and building timeline.
    (940) 383-2712
    We can help!
    Listing Contact
    Virginia Williams
    Virginia Williams
    Real Estate License ID: 0193449
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    14 Shady Oak Lane, Valley View, TX 76272
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!