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    Lakefront Development Homesite Opportunity Title is generated by Realmo AI

    477 Private Road 1601, Clifton, TX 76634

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    Claim this Listing
    For Sale
    $1,595,000

    LAND - Clifton, TX

    Lot size:
    7.00 Acres
    Added:
    May 21, 2026
    Days on Market:
    19
    Last Refresh:
    Jun 8 at 7:06 am

    Property Features for 477 Private Road 1601

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R19358
    Lot size
    7.00 Acres

    Taxes and HOA fees

    Tax Description
    HOLIDAY POINT(REV) LOT 43 & ADJ AC IN A0119 G
    Tax Annual Amount
    8166

    Utilities

    Water source
    Well
    Water front features
    Lake Front
    Water front
    1

    Building Details

    Year built
    1960

    We can help!

    Listing Contact
    Tai Cobb Klam

    Listing agent Tai Cobb Klam License #0594871

    Listing office COBB RANCH PROPERTIES, LLC Cranfills Gap, TX

    Listing date May 21, 2026

    MLS# 20927683 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

    • Panoramic lakefront homesite on the Bosque County side of Lake Whitney with lake front waterfront features
    • Approx. 7‑acre property set on the headwaters of King Creek with elevated, unobstructed views of Lake Whitney’s western shoreline
    • Historic Owen Ranch Headquarters site; property has been in continuous family ownership since the late 1870s
    • Overlooks a pristine, undeveloped 146‑acre peninsula owned by the Owen family
    • Site utilities include electricity and a shared water well system; private septic system is required (with seller concessions for private well and septic)
    • Near the newly developed Whitney Ridge Marina offering 200 covered boat slips with hydrohoist options and lease‑to‑own availability

    Overview

    Rare opportunity to acquire a panoramic lakefront homesite on the Bosque County side of Lake Whitney. The property sits on elevated ground at the headwaters of King Creek, providing unobstructed views of Lake Whitney’s western shoreline. This historic tract has been in continuous family ownership since the late 1870s and is identified as the original site of the Owen Ranch Headquarters. With its size and natural features, it’s well suited for a private single-lake home, a vacation getaway, or a legacy estate.

    The land overlooks a pristine, undeveloped 146-acre peninsula owned by the Owen family, designed to help protect long-term views from future development. Site utilities include electricity and a shared water well system, while a private septic system is required. Sellers are granting concessions for installing a private well and septic system.

    This setting also offers flexibility for a builder or developer seeking a custom retreat or potentially multiple lake-view homesites. For buyers, the combination of elevated lake views, privacy, and established on-site utilities supports a straightforward path to planning a primary residence or secondary escape with dedicated on-site wastewater. Access to Lake Whitney is supported by nearby boat-ramp options, including the Whitney Ridge Marina area and other ramps within a short drive.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Clifton
    County
    Bosque
    State
    Texas
    Longitude
    -97.424215
    Latitude
    31.906598

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    FAQs

    What type of property is this?
    Waterfront Land - Panoramic, elevated lakefront land on Lake Whitney with utilities in place and room to build or subdivide.
    Where is this waterfront land located?
    The property is located at 477 Private Road 1601 Clifton, TX.
    What is the asking price?
    The asking price for this property is $1,595,000.
    What are key features of this property?
    This property features: Panoramic lakefront homesite on the Bosque County side of Lake Whitney with lake front waterfront features; Approx. 7‑acre property set on the headwaters of King Creek with elevated, unobstructed views of Lake Whitney’s western shoreline; Historic Owen Ranch Headquarters site; property has been in continuous family ownership since the late 1870s
    (254) 253-0157
    We can help!
    Listing Contact
    Tai Cobb Klam
    Real Estate License ID: 0594871
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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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