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    1799 Cottonwood Creek Rd Saint Jo, TX 76265

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    Sponsored
    For Sale
    $1,850,000

    Traditional, Farm/Ranch - Saint Jo, TX

    Type:Farm
    Property size:
    2,538 SF
    Lot size:
    101.50 Acres
    Days on Market:
    19
    Last Refresh:
    Mar 22 at 4:06 am

    Property Features for 1799 Cottonwood Creek Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    3
    APN
    R000010244
    Parking features
    Carport, Driveway
    Patio and Porch features
    Patio, Porch
    Interior features
    Built-in Features, Cathedral Ceiling(s), Decorative Lighting, Double Vanity, Eat-in Kitchen, Granite Counters, Kitchen Island, Open Floorplan, Pantry, Walk-in Closet(s)
    Exterior features
    Covered Patio/Porch, Private Entrance, Stable/Barn, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Gas, Dishwasher, Microwave, Refrigerator, Washer
    Size
    2,538 SF
    Lot size
    101.50 Acres

    Utilities

    Heating system
    Fireplace(s)

    Building Details

    Year built
    2007
    Floors in Building
    1
    Flooring type
    Carpet, Tile
    Building materials
    Brick, Stone
    Architectural style
    New Traditional
    Additional Structures
    Barn(s), Stable(s)

    We can help!

    Listing Contact
    Sherry Cole
    Sherry Cole

    Superior Land & Homes LLC

    Listing agent Sherry Cole License #0612811

    Listing date Mar 3, 2026

    MLS# 20781894 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

    Saint Jo Farm and Ranch

    This 101.5-acre property features a custom-built home with 3 bedrooms and 2.5 bathrooms. The home has an open concept design and split bedrooms, with a Jack and Jill bathroom connecting the secondary bedrooms. Pecan trees are located throughout the property, which is fenced and cross-fenced. There is a 60’x90’ barn workshop with electricity located behind the house, and a 70’x60’ hay barn or utility barn with a lean-to, which could be converted to horse stalls, located to the southeast of the house. Approximately 85 acres are income-producing coastal, yielding hundreds of round bales and 2000 square bales of hay annually. The property includes abundant wildlife. The county is in the process of paving the gravel road. The property includes a survey of the land, but it does not include the house. The property is located in Saint Jo, TX.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Saint Jo
    County
    Montague
    State
    Texas
    Longitude
    -97.59998514
    Latitude
    33.81787908

    Nearby Similar for Sale

    • $549,000
      2,751 SF

      Prime Commercial Property in Saint Jo

      Full block frontage ideal for restaurant or retail development.
      408 S Broad St, Saint Jo, TX 76265
      View Details
    • $2,150,000
      2,800 SF

      Turn-Key Ranch Retreat with Barndominium

      138-acre ranch retreat with barndominium near Saint Jo, Texas.
      3773 Cottonwood Creek Rd, Saint Jo, TX 76265
      View Details

    FAQs

    What type of property is this?
    Farm - 101.5 acre farm with custom-built home and income-producing coastal.
    Where is this farm located?
    The property is located at 1799 Cottonwood Creek Rd Saint Jo, TX.
    What is the asking price?
    The asking price for this property is $1,850,000.
    What are key features of this property?
    This property features: - 85 acres of income-producing coastal land, yielding hundreds of round bales and 2000 square bales of hay annually.; - Two large barns/workshops: a 60’x90’ barn with electricity and a 70’x60’ hay/utility barn with lean-to (convertible to horse stalls).; - Custom-built 3 bed, 2.5 bath home with open concept and split bedroom layout.
    (940) 825-6094
    Request Owner's contact information
    1799 Cottonwood Creek Rd Saint Jo, TX 76265
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    Saint Jo, TX 76265
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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
    1799 Cottonwood Creek Rd Saint Jo, TX 76265
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    We can help!
    Listing Contact
    Sherry Cole
    Sherry Cole
    Real Estate License ID: 0612811
    Learn More
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