Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    16602 Tx-19 Palestine, TX 75803

    View on Map
    Sponsored
    For Sale
    $1,298,000

    Ranch - Palestine, TX

    Type:Ranch
    Property size:
    4,681 SF
    Lot size:
    110.00 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 5 at 7:06 am

    Property Features for 16602 Tx-19

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    R26951
    Exterior features
    Fence
    Dock
    1
    Fencing
    Fenced
    Size
    4,681 SF
    Lot size
    110.00 Acres

    Utilities

    Water front features
    Lake Front, Waterfront
    Water front
    1

    Building Details

    Year built
    2001
    Architectural style
    Ranch

    We can help!

    Listing Contact
    John Willingham

    Clayton-Waggoner Properties (844) 725-6247

    Listing agent John Willingham (844) 725-6247 License #0537765

    Listing date Mar 3, 2026

    MLS# 21197096 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

    Overview

    Palestine Ranch with Private Lake

    Dream Creek Ranch offers a private fishing oasis located south of Athens. The property's centerpiece is a spring-fed, 12-acre lake, maintaining a near-constant level and situated between the main house and pine trees. The lake is stocked with bass up to 10+ pounds and includes a boat house and covered boat dock. Currently used as a family ranch, the property has potential as a private fishing club, corporate retreat, or weekend getaway. The ranch features scenic views of open pasture and wooded areas, providing space for cabins, picnic areas, additional docks, and gathering spots. Improvements include a 3,281-square-foot main house with lake views. A unique feature of the house is a rail car that serves as the kitchen and bunk rooms. The master suite overlooks the lake and is accessed by a covered breezeway. Near the main entrance is a 1,400-square-foot, 2-story log cabin ready for renovation to create additional living space. The houses are supplied by municipal water through one water meter. Lake amenities include a covered boat dock near the main house and a two-slip boat house on the opposite side of the lake. Livestock improvements include a 3,250-square-foot barn with horse stalls and storage space. Duck hunting is possible on the lake, and whitetail deer are frequently seen. The ranch is ag-exempt, and 2025 taxes were approximately $6,200. The property spans 110 acres.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Palestine
    County
    Anderson
    State
    Texas
    Longitude
    -95.7628
    Latitude
    31.9755

    Nearby Similar for Sale

    • $875,000
      2,500 SF

      Turn-Key Restaurant Investment Opportunity

      Profitable restaurant with drive-thru, furniture, fixtures, and equipment included.
      17589 N State Highway 19, Palestine, TX 75803
      View Details
    • $1,300,000
      2,500 SF

      Turn-Key Restaurant Opportunity

      Restaurant with drive-thru on over an acre.
      17589 N State Highway 19, Palestine, TX 75803
      View Details
    • $350,000
      0.41 Acres

      Established Restaurant & Commercial Space

      Prime investment opportunity in Palestine, Texas.
      1907 W Oak St, Palestine, TX 75801
      View Details
    • $149,900
      1,500 SF

      Mechanic Shop on Large Lot

      1,500 SF mechanic shop on 0.62 acres for sale.
      112 Pershing St, Palestine, TX 75801
      View Details
    • New
      $215,000
      2,536 SF

      Downtown Palestine Commercial Opportunity

      Prime commercial property in historic downtown Palestine, Texas.
      105 E Main St, Palestine, TX 75801
      View Details
    • $650,000
      5,600 SF

      East Texas Event Venue

      5,600 sq ft event venue with income potential.
      5015 State Highway 155, Palestine, TX 75803
      View Details
    • $99,000
      4,389 SF

      Versatile Commercial Property on Palestine Avenue

      Commercial property with offices and warehouse space on 0.48 acres.
      1701 W Palestine Ave, Palestine, TX 75801
      View Details
    • $499,000
      3,740 SF

      Updated Office Building in Palestine

      Move-in ready office building with ample space and storage.
      901 N Mallard St, Palestine, TX 75801
      View Details
    • $200,000
      6,000 SF

      Industrial Warehouse on 7 Acres

      6,000 SF warehouse on 7 acres, industrial-zoned property.
      305 W Colorado St, Palestine, TX 75801
      View Details
    • $419,000
      9,816 SF

      Versatile Commercial Space in Palestine

      Adaptable 9,816 sqft commercial property suitable for various business ventures.
      706 N Perry St, Palestine, TX 75801
      View Details
    • $499,900
      3.84 Acres

      Palestine, TX Investment Opportunity

      Property with income potential in a peaceful, rural setting.
      491 An County Road 432, Palestine, TX 75803
      View Details
    • $300,000
      9,808 SF

      Downtown Palestine Commercial Buildings For Sale

      Two buildings in Palestine's Main Street District, totaling 9,808 sqft.
      219/217 Main St, Palestine, TX 75801
      View Details

    FAQs

    What type of property is this?
    Ranch - Ranch featuring a 12-acre lake stocked with bass.
    Where is this ranch located?
    The property is located at 16602 Tx-19 Palestine, TX.
    What is the asking price?
    The asking price for this property is $1,298,000.
    What are key features of this property?
    This property features: - World-class fishing on a private 12-acre, spring-fed lake stocked with 10+ pound bass.; - Main house boasts lake views, a unique rail car kitchen, bunk rooms, and a master suite accessed by a covered breezeway.; - Potential for development as a private fishing club, corporate retreat, or weekend getaway.
    (844) 725-6247
    Request Owner's contact information
    16602 Tx-19 Palestine, TX 75803
    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.
    16602 Tx-19
    Palestine, TX 75803
    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
    16602 Tx-19 Palestine, TX 75803
    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

    We can help!
    Listing Contact
    John Willingham
    Real Estate License ID: 0537765
    (844) 725-6247 (214) 358-7504
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!