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    648 County Road 2205 Ivanhoe, TX 75447

    For Sale
    $11,100,000

    Ranch - Ivanhoe, TX

    Type:Ranch
    Lot size:
    976.00 Acres
    Days on Market:
    16
    Last Refresh:
    Dec 10 at 11:06 am

    Property Features for 648 County Road 2205

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    113668
    Patio and Porch features
    Patio, Porch
    Exterior features
    Boat Slip, Covered Patio/Porch, Storm Cellar, Fence
    Dock
    1
    Fencing
    Fenced
    Fireplace
    1
    Lot size
    976.00 Acres

    Utilities

    Heating system
    Central, Fireplace(s)
    Cooling system
    Central Air
    Water front features
    Lake Front, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Ranch

    Hayden Outdoors, LLC (254) 688-0087

    Listing agent Jim Elliott (817) 204-3452 License #0812183

    Listing date Nov 25, 2025

    MLS# 20751695 Listing URL

    Copyright © 2025 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

    Texas Ranch with Private Lake

    Twin Creeks Ranch, spanning approximately 976 contiguous acres, is situated in the rapidly developing area near Bois D'arc Lake in Fannin County, Texas. The ranch features a private, on-site, approximately 85-acre lake, along with managed wetlands and ponds, making it suitable for waterfowl hunting. The property has been under years of wildlife management, habitat enhancement, and water management. A three-bedroom, two-bathroom home is located at the end of a one-mile driveway, positioned to capture sunrises and sunsets. An additional home and 43 acres have been added, providing additional road frontage, a public water source, and cattle working pens. The combination of the lake, wetlands, dense timber, and open grasslands creates habitat for wildlife, including waterfowl, whitetail deer, hogs, turkey, dove, small game, and predators.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Electrical Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Ivanhoe
    County
    Fannin
    State
    Texas
    Longitude
    -96.119618
    Latitude
    33.733045

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    FAQs

    What type of property is this?
    Ranch - 976-acre ranch featuring an 85-acre private lake.
    Where is this ranch located?
    The property is located at 648 County Road 2205 Ivanhoe, TX.
    What is the asking price?
    The asking price for this property is $11,100,000.
    What are key features of this property?
    This property features: - Expansive +-976 acre ranch, one of the largest contiguous land holdings in Fannin County.; - Private, onsite +-85 acre lake and numerous managed wetlands, ideal for waterfowl hunting.; - Excellent wildlife habitat supporting waterfowl, whitetail deer, hogs, turkey, dove, and small game.
    (817) 204-3452
    Request Owner's contact information
    648 County Road 2205 Ivanhoe, TX 75447
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    Ivanhoe, TX 75447
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    Realmo Value Estimation

    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.

    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.

    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
    648 County Road 2205 Ivanhoe, TX 75447
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