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    Texas Ranch with Highway Frontage Title is generated by Realmo AI

    6924 US Highway 82 W, Nocona, TX 76255

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    For Sale
    $2,800,000

    Ranch - Nocona, TX

    Type:Ranch
    Lot size:
    311.16 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    51
    Last Refresh:
    May 30 at 10:06 am

    Property Features for 6924 US Highway 82 W

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    R000005452
    Lot size
    311.16 Acres

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Benjamin Clark

    Listing agent Benjamin Clark License #0611947

    Listing office Keller Williams Realty 2434 Lillian Miller PKWY, Denton, TX

    Listing date Apr 10, 2026

    MLS# 21235816 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

    • 311 acre tract with over 3,900 feet of Hwy 82 frontage and 2,340 feet of Crenshaw Road frontage, providing exceptional access.
    • Eight ponds strategically spread across the property, ideal for livestock and recreation.
    • Abundant wildlife, including whitetail deer and turkey, enhances its value as a hunting property.
    • Located in a growing area of Montague County, near Nocona, with increasing desirability due to migration from the DFW Metroplex.
    • Suitable for ranch use, recreation, or long‑term investment.
    • Fenced Ranch property.

    Overview

    This 311-acre ranch is located 6 miles west of Nocona, Texas. The property features over 3,900 feet of frontage on Highway 82 along its southern boundary and an additional 2,340 feet on Crenshaw Road to the north, providing access from multiple points. The land includes eight ponds. The property is suitable for livestock operations and recreational use. Abundant wildlife, including whitetail deer and turkey, enhances its value as a hunting property. The location is experiencing steady population growth, with the city growing nearly 10% since 2020 and continuing to trend upward annually. Montague County has also seen consistent population increases and is projected to continue growing. This tract is suited for immediate enjoyment and long-term appreciation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Building Supply Big Box & Wholesale Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Nocona
    County
    Montague
    State
    Texas
    Longitude
    -97.835902
    Latitude
    33.795536

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    FAQs

    What type of property is this?
    Ranch - 311-acre ranch near Nocona, TX, with highway access and ponds.
    Where is this ranch located?
    The property is located at 6924 US Highway 82 W Nocona, TX.
    What is the asking price?
    The asking price for this property is $2,800,000.
    What are key features of this property?
    This property features: 311 acre tract with over 3,900 feet of Hwy 82 frontage and 2,340 feet of Crenshaw Road frontage, providing exceptional access.; Eight ponds strategically spread across the property, ideal for livestock and recreation.; Abundant wildlife, including whitetail deer and turkey, enhances its value as a hunting property.
    (940) 484-9411
    We can help!
    Listing Contact
    Benjamin Clark
    Real Estate License ID: 0611947
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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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