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    Lake Ivie Land Opportunity Title is generated by Realmo AI

    26415 Gobbler Drive, Millersview, TX 76862

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    Vacant Land - Millersview, TX

    Lot size:
    3.13 Acres
    Added:
    Oct 16, 2025
    Days on Market:
    224
    Last Refresh:
    May 27 at 12:06 am

    Property Features for 26415 Gobbler Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    100
    Parking features
    Garage
    Standard status
    Active
    APN
    R000001122
    Lot size
    3.13 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0
    Expense value
    27
    Expense
    Home Owner Assessments Fee

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Tammy Blair-McCreery

    Listing agent Tammy Blair-McCreery

    Listing office BLAIR REALTY 900 N 8th St, Millersview, TX

    Listing date Oct 16, 2025

    MLS# 11592933 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Large 3.131‑acre lot offers ample space for building.
    • Exclusive access to a private boat ramp for property owners.
    • Located in the desirable Turkey Bend Subdivision at Lake Ivie.
    • Secure gated entrance provides added security.
    • Proximity to Concho Park Marina (just one mile away).
    • Opportunity to own property in a sought‑after lake community.

    Overview

    This is a 3.131-acre lot located in the Turkey Bend Subdivision at Lake Ivie. The property is situated in a desirable community and offers private boat ramp access exclusively for property owners. A secure gated entrance provides access to the subdivision, which is located one mile from Concho Park Marina. The property offers space to build a lake retreat. Deed restrictions apply.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Millersview
    County
    Concho
    State
    Texas
    Longitude
    -99.70206
    Latitude
    31.541935

    Nearby Similar for Sale

    • $1,795,000

      O.H. Ivie Lake Ranch

      250.2 acres with lake frontage, hunting, and recreation.
      21800 RR 11, Millersview, TX 76862
      View Details
    • $9,600,000

      2000 Acre Ranch with River Frontage

      2000 acre ranch featuring 1.4 miles of Concho River frontage.
      15134 FM 2134, Millersview, TX 76862
      View Details
    • $9,600,000

      Ranch Land For Sale

      Large ranch property available off FM 2134, Millersview, TX.
      15134 FM 2134, Millersview, TX 76862
      View Details
    • $150,000

      Lake O.H. Ivie Land

      Two lots totaling 4.13 acres near private boat ramp.
      25995 Gobbler Drive Drive, Millersview, TX 76862
      View Details
    • $24,000

      Lake Ivie Residential Land

      One-acre lot in Harborview Estates with existing well.
      Harbor View Lane lot: 69, Millersview, TX 76862
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - 3.131-acre lot in Turkey Bend Subdivision at Lake Ivie.
    Where is this waterfront land located?
    The property is located at 26415 Gobbler Drive Millersview, TX.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Large 3.131‑acre lot offers ample space for building.; Exclusive access to a private boat ramp for property owners.; Located in the desirable Turkey Bend Subdivision at Lake Ivie.
    (325) 792-7470
    We can help!
    Listing Contact
    Tammy Blair-McCreery
    Request Owner's contact information
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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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    26415 Gobbler Drive, Millersview, TX 76862
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