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    Ready-to-Build Residential Land Lot Title is generated by Realmo AI

    Airport Road lot 2 - 1.01 Acres, Tioga, TX 76271

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    Claim this Listing
    Pending
    $158,900

    LAND - Tioga, TX

    Lot size:
    1.01 Acres
    Added:
    May 18, 2026
    Days on Market:
    18
    Last Refresh:
    Jun 4 at 1:06 pm

    Property Features for Airport Road lot 2 - 1.01 Acres

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    2
    Lot size
    1.01 Acres

    Utilities

    Sewer type
    Aerobic Septic

    We can help!

    Listing Contact
    Stephen Reddy

    Listing agent Stephen Reddy License #0635694

    Listing office Amazing Brokerage, LLC Dallas, TX

    Listing date May 18, 2026

    MLS# 20842184 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

    • 1.01‑acre buildable tract in Wild Rose Ranch (Tioga, TX) with a large build site and 235 feet of road frontage
    • Utilities on site: water and electric; sewer service is aerobic septic
    • No city taxes, no MUD, no PID, and no HOA
    • Tioga ISD; current tax rate listed as 1.67%
    • Barddominiums welcome; horses and livestock (including chickens and cattle) allowed; accessory/detached buildings allowed
    • Close to Dallas North Tollway for access to Prosper, Celina, and Frisco; near Lake Ray Roberts

    Overview

    This ready-to-build residential land lot spans just over 1 acre and is set up for construction with water and electric already included. The tract is described as having existing country roads and a large build site, along with approximately 235 feet of road frontage. The property is within Wild Rose Ranch, where deed restrictions are described as minimal, and accessory or detached buildings are allowed, supporting options such as additional structures or an outbuilding plan.

    Located in Tioga, Texas within Grayson County, the lot is positioned for practical regional access, with close proximity to the Dallas North Tollway. The remarks also note convenience to shopping destinations in nearby communities, including an upcoming H-E-B and Costco. The area is further described as being near Lake Ray Roberts for boating and lake-related activity.

    The lot is offered as a good fit for buyers seeking space to build a custom home or a barn dominium, with the flexibility to bring a preferred custom builder or work with on-site builder Wesley Farr Homes for assistance. The property also specifies that animals such as horses, chickens, cows, and other livestock are allowed, making it suitable for buyers planning a hobby farm or lifestyle-focused build. Tax structure is presented as favorable, with no city taxes, no MUD, no PID, and no HOA noted in the remarks, and a current tax rate of 1.67 percent.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Tioga
    County
    Grayson
    State
    Texas
    Longitude
    -96.857
    Latitude
    33.4762

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    FAQs

    What type of property is this?
    Residential land & home lot - A 1.01-acre lot with road frontage and utilities ready for a custom home in Tioga ISD, with flexible livestock allowances.
    Where is this residential land & home lot located?
    The property is located at Airport Road lot 2 - 1.01 Acres Tioga, TX.
    What is the asking price?
    The asking price for this property is $158,900.
    What are key features of this property?
    This property features: 1.01‑acre buildable tract in Wild Rose Ranch (Tioga, TX) with a large build site and 235 feet of road frontage; Utilities on site: water and electric; sewer service is aerobic septic; No city taxes, no MUD, no PID, and no HOA
    (817) 864-8399
    We can help!
    Listing Contact
    Stephen Reddy
    Real Estate License ID: 0635694
    Learn More
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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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