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    Working Equestrian Ranch with Barn Title is generated by Realmo AI

    2550 E Fm 120, Denison, TX 75021

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    For Sale
    $2,350,000

    LAND - Denison, TX

    Lot size:
    96.27 Acres
    Added:
    May 30, 2026
    Days on Market:
    8
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for 2550 E Fm 120

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed, Brush
    Fencing
    Fenced
    Standard status
    Active
    APN
    112508
    Lot size
    96.27 Acres

    Taxes and HOA fees

    Tax Description
    G-0079 BLAGG THOMAS A-G0079, ACRES 96.27, A-7

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Heating system
    Propane (Heating)
    Cooling system
    Window Unit(s)

    Building Details

    Year built
    1945
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Michelle McCullough

    Listing agent Michelle McCullough License #0673911

    Listing office HBL, Realtors Pottsboro, TX

    Listing date May 30, 2026

    MLS# 21259317 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

    • 96+/- acre working equestrian ranch with cross‑fencing, open pasture, wooded areas, and natural cover for grazing and rotation
    • 30‑stall horse barn with office, corral, round pen, horse walker, grain bin, and additional working pens to support a training program
    • Professional horse training track and starting gate on‑site, plus sandy loam soil described for year‑round footing
    • Water features include four ponds and a seasonal creek across the property
    • Two residences: 2‑bed/1‑bath primary home and a separate 1‑bed/1‑bath residence for staff, guests, or rental use
    • 858 feet of road frontage; seller states owned mineral rights will convey (to be verified by buyer)

    Overview

    This 96+ acre working equestrian ranch is set up for function and versatility. Improvements include a professional horse training track and starting gate, a 30-stall barn with office, corral space, a round pen, a horse walker, a grain bin, and additional working pens supporting a full-scale training program. Sandy loam soil provides excellent footing for year-round use, and the ranch is cross-fenced with open pasture, wooded areas, and natural cover suited to grazing, rotation, or wildlife management. Water is a major advantage with four ponds and a seasonal creek. The property also features a secondary open barn for sheep or small livestock and acreage that can support hay production. Two residences add flexibility, including a 2-bedroom, 1-bath primary home and a separate 1-bedroom, 1-bath residence for staff, guests, or rental use. Owned mineral rights are described as conveying with the sale, to be verified by the buyer.

    Located in Denison, Texas, the ranch sits just minutes from Lake Texoma and about one hour from the Dallas-Fort Worth Metroplex. With 858 feet of road frontage, access is strong and future development potential may be supported. The rear boundary adjoins an inactive railroad line, providing additional privacy.

    Built for trainers, ranchers, investors, or multi-use agricultural operators, the combination of training infrastructure, abundant water, and mixed land types supports multiple income and use paths such as equestrian programs, grazing, and hay production. Recreation and hunting interest is also supported by frequent whitetail deer.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Auto Repair Shop Kitchen & Bath Showroom Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.473674
    Latitude
    33.752498

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    FAQs

    What type of property is this?
    Ranch - Equestrian-ready ranch with a 30-stall barn, training facilities, abundant water, and cross-fenced pasture for diversified operations.
    Where is this ranch located?
    The property is located at 2550 E Fm 120 Denison, TX.
    What is the asking price?
    The asking price for this property is $2,350,000.
    What are key features of this property?
    This property features: 96+/- acre working equestrian ranch with cross‑fencing, open pasture, wooded areas, and natural cover for grazing and rotation; 30‑stall horse barn with office, corral, round pen, horse walker, grain bin, and additional working pens to support a training program; Professional horse training track and starting gate on‑site, plus sandy loam soil described for year‑round footing
    (903) 624-0688
    We can help!
    Listing Contact
    Michelle McCullough
    Real Estate License ID: 0673911
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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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