Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Lakefront Land with 4-Slip Boathouse Title is generated by Realmo AI

    5.63 acres Thompson Heights, Denison, TX 75020

    View on Map
    Claim this Listing
    For Sale
    $2,395,000

    LAND - Denison, TX

    Lot size:
    5.63 Acres
    Added:
    May 28, 2026
    Days on Market:
    10
    Last Refresh:
    Jun 6 at 2:06 pm

    Property Features for 5.63 acres Thompson Heights

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush, Wooded
    Exterior features
    BoatSlip
    Standard status
    Active
    APN
    105510
    Lot size
    5.63 Acres

    Utilities

    Water front features
    Waterfront, Lake Front
    Water front
    1

    We can help!

    Listing Contact
    Lisa Hitchcock
    Lisa Hitchcock

    Listing agent Lisa Hitchcock License #0611932

    Listing office Easy Life Realty Sherman, TX

    Listing date May 28, 2026

    MLS# 21235774 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

    • 5.63‑acre lakefront property with exclusive ownership to the shoreline and waterfront access
    • Includes a brand‑new 50 ft, 4‑slip boathouse with power and water
    • Private dock for fishing, relaxing, or enjoying the lakefront setting
    • Boat slip included
    • Located just moments from Eisenhower State Park, with nearby restaurants and recreational amenities

    Overview

    Set on 5.63 acres of lakefront property in Thompson Heights, this parcel offers exclusive ownership to the shoreline, with trees included on site. The property also features a private dock, providing a quiet spot for fishing or enjoying time on the water.

    A brand-new 50-foot 4-slip boathouse is included with power and water, supporting convenient day-to-day lake access. The location is just moments from Eisenhower State Park, along with nearby restaurants and recreational amenities, balancing privacy with proximity to conveniences.

    This land is well suited for buyers seeking a lake-focused custom build with direct shoreline use. With space to design and develop your own homesite and dock access already in place, it can serve as an attractive option for anyone prioritizing water recreation, weekend lifestyle, or long-term waterfront value in the Denison area.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.5950005
    Latitude
    33.8127455

    Nearby Similar for Sale

    • $2,203,600
      14,730 SF

      Light Industrial Warehouse with New TPO Roof

      Flex warehouse zoned light industrial with a new TPO roof and newly constructed storefront/office space.
      613 S Armstrong Avenue, Denison, TX 75020
      View Details
    • $675,000
      10,850 SF

      Retail Building with Open-Span Space

      Large open-span retail building on a half-acre along a main access road near Historic Downtown Denison.
      3000 & 3006 S Woodlawn Boulevard, Denison, TX 75020
      View Details
    • $650,000
      4,428 SF

      Versatile Office Building with Yard

      Vacant neighborhood daycare building with multiple open areas, three bathrooms, and an expansive fenced yard.
      1500 W Crawford Street, Denison, TX 75020
      View Details
    • $699,000
      3,706 SF

      Renovated Creative Office Compound

      Completely renovated 1920s home with carriage house, suited for creative tenants and outdoor events in Denison.
      500 W Woodard Street, Denison, TX 75020
      View Details
    • $499,900
      2,432 SF

      Drive-Through Restaurant with Corner Exposure

      Turnkey restaurant with drive-through window, rock-clad exterior, and strong visibility on Morton St. and Juanita Drive.
      1901 W Morton Street, Denison, TX 75020
      View Details
    • $1,200,000

      Two-Story Adaptive Reuse Building

      Flexible two-story structure with expansive open spans, high ceilings, and a private lot with about 20 spaces.
      114 N Houston Avenue, Denison, TX 75021
      View Details
    • $2,700,000
      36,000 SF

      Historic Office Building with Elevator

      Four-story historic building with move-in ready offices, elevator service, and restored restrooms across every floor.
      531 W Main Street, Denison, TX 75020
      View Details
    • $550,000

      Industrial Office Building with Parking

      Flexible office and open areas on a partially restored industrial site, supported by 45–50 parking spaces.
      307 W Coffin Street, Denison, TX 75020
      View Details
    • $699,000

      Corner-Lot Brick Retail Building

      Fully occupied corner building with eight retail units and recent HVAC, ductwork, and roof upgrades.
      431 W Main Street, Denison, TX 75020
      View Details
    • $449,900

      Drive-Through Restaurant Building

      Renovated restaurant building with functional drive-through, dining space, and extensive cooking and prep areas.
      2400 Woodlawn Boulevard, Denison, TX 75020
      View Details
    • $525,000

      Downtown Office Building with Parking

      Corner-exposed office layout with open flex space, private offices, conference room, and dedicated parking for clients and staff.
      121 S Austin Avenue, Denison, TX 75020
      View Details
    • $849,000

      Historic Three-Story Building

      Built in 1801, this historic three-story structure offers a rare restoration and investment opportunity in downtown Denison.
      1100 S Austin Avenue, Denison, TX 75020
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Lakefront development opportunity with exclusive shoreline ownership and a brand-new 4-slip boathouse.
    Where is this waterfront land located?
    The property is located at 5.63 acres Thompson Heights Denison, TX.
    What is the asking price?
    The asking price for this property is $2,395,000.
    What are key features of this property?
    This property features: 5.63‑acre lakefront property with exclusive ownership to the shoreline and waterfront access; Includes a brand‑new 50 ft, 4‑slip boathouse with power and water; Private dock for fishing, relaxing, or enjoying the lakefront setting
    (903) 224-5171
    We can help!
    Listing Contact
    Lisa Hitchcock
    Lisa Hitchcock
    Real Estate License ID: 0611932
    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
    5.63 acres Thompson Heights, Denison, TX 75020
    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!