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    Resort Homesite Land Opportunity Title is generated by Realmo AI

    160 Oak Tree Drive, Graford, TX 76449

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    Claim this Listing
    For Sale
    $43,500

    LAND - Possum Kingdom Lake, TX

    Lot size:
    0.33 Acres
    Added:
    Feb 9, 2026
    Days on Market:
    116
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for 160 Oak Tree Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    12213
    Lot size
    0.33 Acres

    Taxes and HOA fees

    Tax Description
    Acres: 0.325, CLIFFS PHASE I LOT 103

    Utilities

    Sewer type
    Private Sewer
    Water source
    Private

    We can help!

    Listing Contact
    Jan Johanson

    Listing agent Jan Johanson License #0626643

    Listing office eXp Realty LLC Austin, TX

    Listing date Feb 9, 2026

    MLS# 21026390 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

    • Oversized homesite over 0.33 acres in Phase I of The Cliffs
    • Phase I features all large lots and concrete roads
    • Private water and private sewer (private sewer)
    • Custom home build with builder of your choice and no time requirement to build
    • 36 free rounds of golf per year with the lot
    • The Cliffs Resort amenities include 2 pools, plus on‑site grill and bar, with views toward the Brazos Valley and close to #4 fairway and green

    Overview

    This for-sale land parcel is positioned as an oversized homesite designed for custom builds, with topography intended to support a multi-level resort-style home. The site is located in Phase I of The Cliffs, the phase described as featuring all large lots and concrete roads. The community amenities highlighted with the property include two on-site pools, a grill and bar, and access to the championship golf course experience.

    The property’s setting is presented as overlooking the Brazos valley, with proximity to the #4 fairway and green described as “just a stones throw away.” Ownership is also described as including 36 free rounds of golf per year, and the listing notes that hotel and condos are available at a discount until you build.

    For buyers looking for a resort-oriented custom home site, this parcel offers flexibility with “no time in which you have to build” and the ability to bring the builder of your choice. The combination of build-ready lot character, view potential, and direct tie-ins to golf and on-site recreation makes it particularly compelling for weekend-use buyers and investors seeking to position a primary or secondary residence within a managed resort environment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Restaurant Spa & Massage Center Gym & Fitness Center Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Graford
    County
    Palo Pinto
    State
    Texas
    Longitude
    -98.425115
    Latitude
    32.853195

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    FAQs

    What type of property is this?
    Recreation land - Oversized resort homesite with notable views and golf access, offering flexible build timing within a Phase I setting.
    Where is this recreation land located?
    The property is located at 160 Oak Tree Drive Graford, TX.
    What is the asking price?
    The asking price for this property is $43,500.
    What are key features of this property?
    This property features: Oversized homesite over 0.33 acres in Phase I of The Cliffs; Phase I features all large lots and concrete roads; Private water and private sewer (private sewer)
    (888) 519-7431
    We can help!
    Listing Contact
    Jan Johanson
    Real Estate License ID: 0626643
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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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    160 Oak Tree Drive, Possum Kingdom Lake, TX 76449
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