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    Gated Estate Farm with Creek Title is generated by Realmo AI

    6434 County Road 304, Grandview, TX 76050

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    Claim this Listing
    For Sale
    $2,200,000

    LAND - Other - Grandview, TX

    Lot size:
    88.19 Acres
    Added:
    May 8, 2026
    Days on Market:
    28
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for 6434 County Road 304

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Boat, RV
    Vegetation
    Brush, Wooded
    Exterior features
    Courtyard, FirePit, Garden, Lighting, OutdoorShower, PrivateYard, RainBarrelCisterns, RainGutters, Storage
    Fencing
    Gate, Fenced
    Fireplace
    1
    Standard status
    Active
    APN
    126002001812
    Lot size
    88.19 Acres

    Taxes and HOA fees

    Tax Description
    ABST 20 TR 41 WM BOATRIGHT 126.0020.01810 AG
    Tax Annual Amount
    6756

    Utilities

    Utilities
    Propane
    Sewer type
    Aerobic Septic, Septic Tank
    Heating system
    Active Solar, Fireplace(s), Passive Solar, Central, Electric (Heating), Solar (Heating), Heat Pump (Heating)
    Cooling system
    Heat Pump, Central Air, Ceiling Fan(s), ENERGY STAR Qualified Equipment, Electric

    Building Details

    Year built
    2023
    Architectural style
    Other
    Additional Structures
    Barn(s), Storage

    We can help!

    Listing Contact
    Ginger Trimble Knox
    Ginger Trimble Knox

    Listing agent Ginger Trimble Knox License #0527276

    Listing office Ginger & Associates, LLC Fort Worth, TX

    Listing date May 8, 2026

    MLS# 21263465 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

    • Gated custom home built in 2023 on 88+ acres with fenced property and gate access
    • Open‑concept main home with expansive living and dining areas, sleek concrete floors, and walls of glass
    • Chef‑designed kitchen with European gas range, multiple ovens, oversized island, extensive shelving, and built‑in beverage cooler
    • Solar power system plus tankless water heater; heating includes central, heat pump, electric/solar options; cooling includes central air and heat pump
    • 3 bedrooms with private baths; one secondary bath includes a reinforced saferoom/storm shelter; spa‑inspired steam shower
    • Outdoor amenities include resort‑style pool with bath, one‑bedroom pool cabana, putting green, and fenced gardens with rainwater recapture

    Overview

    This rare gated estate spans 88+ acres and is set up for both comfortable living and productive land use. The property includes a custom main residence with an open modern layout, sleek concrete floors, and walls of glass designed to capture wide views of the surrounding native landscape. The chef-designed kitchen features high-end appliances, a European gas range, multiple ovens, and an oversized island, while the home also offers a spacious utility/pantry area supporting a solar power system and tankless water heating. Each of the three bedrooms includes a private bath with access to outdoor garden spaces or a large sleeping porch. A reinforced saferoom/storm shelter bath and a spa-inspired steam shower add additional resilience and comfort. Outdoor recreation amenities include a resort-style pool with bath, a one-bedroom pool cabana, a putting green, and a turf-covered corn hole or bocce area. An additional workshop includes a barndominium with two bedrooms, one bath, kitchen, and living area, plus covered parking for four vehicles, a hay barn, and a tractor shed.

    The land is fully fenced and gated, with gravel drives, fenced gardens, and a Christmas tree farm. A tree-lined creek runs through the property and wildlife exemption qualifications are noted. A rainwater recapture system supports the garden areas.

    This setup is well suited for buyers seeking an owner-operated lifestyle property that combines a custom home, recreation, and diversified farming uses. The fully fenced acreage, farming improvements, and creek setting offer flexibility for continued agricultural activities and private outdoor enjoyment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Single family properties

    Map

    City
    Grandview
    County
    Johnson
    State
    Texas
    Longitude
    -97.24801
    Latitude
    32.27735

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Fully fenced, gated acreage with a tree-lined creek, fenced gardens, and farming amenities in Grandview, Texas.
    Where is this agricultural land / farmland located?
    The property is located at 6434 County Road 304 Grandview, TX.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: Gated custom home built in 2023 on 88+ acres with fenced property and gate access; Open‑concept main home with expansive living and dining areas, sleek concrete floors, and walls of glass; Chef‑designed kitchen with European gas range, multiple ovens, oversized island, extensive shelving, and built‑in beverage cooler
    (817) 637-9184
    We can help!
    Listing Contact
    Ginger Trimble Knox
    Ginger Trimble Knox
    Real Estate License ID: 0527276
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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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