Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Collin County Ranch Land Opportunity Title is generated by Realmo AI

    3201 Fm 2194, Farmersville, TX 75442

    View on Map
    Claim this Listing
    For Sale
    $1,149,000

    Unimproved Land - Farmersville, TX

    Type:Unimproved Land
    Lot size:
    32.90 Acres
    Added:
    Dec 5, 2025
    Days on Market:
    157
    Last Refresh:
    May 11 at 3:06 pm

    Property Features for 3201 Fm 2194

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Exterior features
    Rv Hookup, Stable/Barn, Storage, Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    R684200000301
    Lot size
    32.90 Acres

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s), Stable(s), Storage

    We can help!

    Listing Contact
    Katy Hubener
    Katy Hubener

    Listing agent Katy Hubener License #0521061

    Listing office Crescent Real Estate Group-DFW 400 N. Main St., Duncanville, TX

    Listing date Dec 5, 2025

    MLS# 21026231 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

    • 32.9 acre property in Collin County, suitable for homesteading, livestock, or investment.
    • Ag exemption provides for low property taxes.
    • Fully fenced with barbed wire and metal, ideal for cattle, horses, or other livestock.
    • Enjoy the 1‑acre stocked pond with bass and crappie, featuring a small island.
    • Includes a 25x60 horse barn and a 20x20 storage barn.
    • Asphalt road frontage on multiple roads providing easy access.

    Overview

    This 32.9-acre property in Collin County offers a mix of pasture and wooded areas, suitable for establishing a homestead, running livestock, or investment for future development. The land is fully fenced with barbed wire and metal, making it suitable for cattle, horses, or other livestock. It is ag exempt for low property taxes. A 1-acre stocked pond contains bass and crappie and features a small island. A seasonal creek at the back of the property attracts deer, hogs, and other wildlife. The property features flat and gently rolling topography with cleared pastureland, grassy meadows, and tree lines. Improvements include a 25x60 horse barn and a 20x20 storage barn. There are two electric meters, and electricity is provided through the co-op. There is an easement providing access to a water line. The property has asphalt road frontage along FM Road, City Street, and County Road. Currently used for cattle and horses, the property offers possibilities such as building a dream home, creating a weekend getaway, or subdividing and developing. The property is located close to Farmersville and within driving distance of the DFW Metroplex.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Farmersville
    County
    Collin
    State
    Texas
    Longitude
    -96.3274202
    Latitude
    33.2028516

    Nearby Similar for Sale

    • $499,000

      Historic Farmersville Building with Potential

      Versatile building in historic downtown Farmersville suitable for various businesses.
      107 S Main Street, Farmersville, TX 75442
      View Details
    • $375,000

      Historic Retail Building in Farmersville

      Charming historic retail property with endless potential in downtown Farmersville.
      104 Mckinney Street, Farmersville, TX 75442
      View Details
    • $295,000
      1,987 SF

      Farmhouse on Two Acres

      Charming farmhouse on 2 acres in Hunt County, Texas.
      3751 Fm 903, Farmersville, TX 75442
      View Details
    • $977,500
      3,142 SF

      Farmersville Farm/Ranch with Custom Home

      Custom home on 10+ acres near major roadways.
      5541 County Road 1130, Farmersville, TX 75442
      View Details
    • $1,290,000
      5,269 SF

      Farmersville Multi-Use Family Compound Estate

      13.77-acre estate with main residence, guest house, and outdoor amenities.
      1627 Fm 547, Farmersville, TX 75442
      View Details
    • $1,683,090

      Farmersville Ranch with Acreage

      17.7 acre ranch in Collin County with development potential.
      18018 County Road 661, Farmersville, TX 75442
      View Details
    • $577,990

      Farmersville Ranch with Pond

      14+ acre property with pond in Blue Ridge ISD.
      Tbd County Road 623, Farmersville, TX 75442
      View Details
    • $320,000

      Land in Farmersville, Texas

      10.32 acres of land in Farmersville, Texas.
      10 Lemonade Lane, Farmersville, TX 75442
      View Details
    • $499,000
      3,750 SF

      Historic Farmersville Building with Potential

      Versatile commercial building in historic downtown Farmersville, Texas.
      107 S Main Street, Farmersville, TX 75442
      View Details
    • $375,000
      2,190 SF

      Historic Farmersville Commercial Property

      Charming historic commercial property in downtown Farmersville, Texas.
      104 McKinney Street, Farmersville, TX 75442
      View Details
    • $450,000
      2,363 SF

      Historic Farmersville Medical Facility

      Leased medical facility in historic downtown Farmersville, Texas.
      103 Mckinney Street, Farmersville, TX 75442
      View Details
    • $250,000
      1,216 SF

      Unrestricted Land with Pond & Barn

      4 acres with pond, manufactured home, and versatile pole barn.
      5490 Silk Stocking Road, Farmersville, TX 75442
      View Details

    FAQs

    What type of property is this?
    Ranch - 32.9 acres of fenced Texas ranch land with pond.
    Where is this ranch located?
    The property is located at 3201 Fm 2194 Farmersville, TX.
    What is the asking price?
    The asking price for this property is $1,149,000.
    What are key features of this property?
    This property features: 32.9 acre property in Collin County, suitable for homesteading, livestock, or investment.; Ag exemption provides for low property taxes.; Fully fenced with barbed wire and metal, ideal for cattle, horses, or other livestock.
    (972) 296-9400
    We can help!
    Listing Contact
    Katy Hubener
    Katy Hubener
    Real Estate License ID: 0521061
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    3201 Fm 2194, Farmersville, TX 75442
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!