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    Recreation and Homesite Land Title is generated by Realmo AI

    294 County Road 2809, Honey Grove, TX 75446

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    Claim this Listing
    Pending
    $79,900

    LAND - Other - Honey Grove, TX

    Lot size:
    2.14 Acres
    Added:
    May 15, 2026
    Days on Market:
    22
    Last Refresh:
    Jun 5 at 10:06 pm

    Property Features for 294 County Road 2809

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Pending
    APN
    R000085839
    Lot size
    2.14 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    DeAnn Jones

    Listing agent DeAnn Jones License #0679190

    Listing office FanninLand Realty Bonham, TX

    Listing date May 15, 2026

    MLS# 21209150 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

    • 2.14‑acre county‑road property at the end of the road with a gated entrance and fenced barbed‑wire perimeter
    • No restrictions, with multiple areas suitable for building sites or recreation use
    • Wet weather pond on the property
    • Electrical service box installed; trenches dug in the SW area, but current electrical lines are not active and new lines must be run from the county road
    • Water line with Bois d’Arc Water located at the front of the property
    • Survey is available

    Overview

    This quiet, country property sits at the end of a county road and offers a flexible setting for either a homesite or recreational use. Mature trees line the approach, and multiple areas on the land provide options for building sites. A wet weather pond is located on the property, and the parcel is fenced with barbed wire, with a gated entrance already in place. Electrical lines currently on-site are not active, but an electrical service box has been installed and trenches have been dug in the southwest portion of the property to prepare for future electricity. Water service is available at the front of the property via Bois d’Arc Water.

    The property is located just minutes from Bois d’Arc Lake, Lake Coffee Mill, horseback riding trails with overnight horse trailer camping, Lake Crockett, Ralph Hall Lake, and the Caddo National Grasslands. Survey information is available.

    With no restrictions in place, this land can suit buyers looking for a personal home build or a dedicated recreation setup. The existing fencing, gated entrance, and groundwork for utilities make it practical for planning a future build while also supporting recreational uses today.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.9128
    Latitude
    33.6219

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    FAQs

    What type of property is this?
    Residential land & home lot - Country land at the end of a county road with no restrictions, pond, and utility prep for future building or recreation use.
    Where is this residential land & home lot located?
    The property is located at 294 County Road 2809 Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $79,900.
    What are key features of this property?
    This property features: 2.14‑acre county‑road property at the end of the road with a gated entrance and fenced barbed‑wire perimeter; No restrictions, with multiple areas suitable for building sites or recreation use; Wet weather pond on the property
    (903) 583-8538
    We can help!
    Listing Contact
    DeAnn Jones
    Real Estate License ID: 0679190
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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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