Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Lot 6 Bluff View Trail Gustine, TX 76455

    View on Map
    Claim this Listing
    For Sale
    $95,000

    Unimproved Land - Gustine, TX

    Type:Unimproved Land
    Lot size:
    10.01 Acres
    Added:
    Nov 25, 2025
    Days on Market:
    151
    Last Refresh:
    Apr 25 at 1:06 am

    Property Features for Lot 6 Bluff View Trail

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    000000079367
    Lot size
    10.01 Acres

    Taxes and HOA fees

    Expense value
    500
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Annually

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Lauren Glenn

    Listing agent Lauren Glenn License #0812769

    Listing office Ebby Halliday Realtors 155 N Graham St, Ste. 103, Forney, TX

    Listing date Nov 25, 2025

    MLS# 20776178 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.

    Overview

    Land in Bluff View Ranch

    Located in Gustine, TX, this 10.01-acre lot is situated in Bluff View Ranch, offering a country setting suitable for building a home or ranch retreat. The property features bluff views and space for horses. The land requires a well, power, and septic system. It presents an opportunity for those seeking a rural environment in the Texas Hill Country.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Gustine
    County
    Comanche
    State
    Texas
    Longitude
    -98.3611
    Latitude
    31.8596

    Nearby Similar for Sale

    • $69,000

      Highway Frontage Retail Opportunity

      Commercial property on high-traffic Highway 36 in Gustine, Texas.
      100 W Commerce Street, Gustine, TX 76455
      View Details
    • $150,000

      Texas Land in Gated Community

      10.01 acres in Twisted Creek Ranch, Gustine, TX.
      Lot 44 County Road 266, Gustine, TX 76455
      View Details
    • $1,800,000

      Updated Farmhouse on Working Ranch

      199-acre working ranch with updated farmhouse near Gustine, Texas.
      4801 Fm-1702, Gustine, TX 76455
      View Details
    • $1,297,575

      Texas Ranch with Charming Home

      164-acre Texas ranch featuring a comfortable 3-bedroom home.
      000 Fm 1702, Gustine, TX 76455
      View Details
    • $110,000

      10 Acres Ag-Exempt Land

      10.01 acres of ag-exempt land in Twisted Creek Ranch.
      0 County Road 266, Gustine, TX 76455
      View Details
    • $1,947,000

      Productive Farm with Irrigation Pivots

      Turn-key farm with irrigation pivots for hay and livestock.
      1500 CR 278, Lamkin, TX 76455
      View Details
    • $39,500

      Residential Lot in Gustine, TX

      One-acre residential lot with city water in downtown Gustine.
      Tbd E Main Street, Gustine, TX 76455
      View Details
    • $160,000

      25 Acres in Twisted Creek Ranch

      25-acre ag-exempt land in Twisted Creek Ranch.
      342 Tatanka Trail, Gustine, TX 76455
      View Details
    • $150,000

      Land with Well and Utilities

      10.01 acres with well, electricity, fiber internet, and pad.
      Tbd Whitetail Springs Lane, Gustine, TX 76455
      View Details
    • $1,675,000

      Texas Ranch with Historic Charm

      250-acre ranch in Central Texas with diverse natural features.
      Tbd Fm-2486, Gustine, TX 76455
      View Details
    • $250,000

      22.04 Acres in Twisted Creek Ranch

      22.04 acres of land ideal for a countryside retreat.
      Tbd LOT 15 & 16, Gustine, TX 76455
      View Details
    • $115,000

      10 Acres of Rural Land

      10.01 acre tract offers space, freedom, and rural charm.
      Tbd LOT 15, Gustine, TX 76455
      View Details

    FAQs

    What type of property is this?
    Land - 10.01-acre lot in Gustine, TX, perfect for dream home.
    Where is this land located?
    The property is located at Lot 6 Bluff View Trail Gustine, TX.
    What is the asking price?
    The asking price for this property is $95,000.
    What are key features of this property?
    This property features: 10.01‑acre lot offers ample space for building and recreation.; Located in Bluff View Ranch, providing picturesque bluff views.; Suitable for building a dream home or ranch retreat.
    (972) 980-6600
    We can help!
    Listing Contact
    Lauren Glenn
    Real Estate License ID: 0812769
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!