Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Texas Pastureland with Sunset Views Title is generated by Realmo AI

    Tbd VZ County Road 1821, Grand Saline, TX 75140

    View on Map
    Claim this Listing
    For Sale
    $502,338

    Ranch - Grand Saline, TX

    Type:Ranch
    Lot size:
    40.19 Acres
    Added:
    Sep 10, 2025
    Days on Market:
    256
    Last Refresh:
    May 23 at 1:06 pm

    Property Features for Tbd VZ County Road 1821

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    R000049099
    Lot size
    40.19 Acres

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Ted Swinford
    Ted Swinford

    Listing agent Ted Swinford License #0720207

    Listing office CENTURY 21 First Group 635 S. Trade Days Blvd., Sulphur Springs, TX

    Listing date Sep 10, 2025

    MLS# 21051402 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

    • Expansive ~40‑acre tract of gently rolling pastureland, ideal for a homesite, ranch, or recreational retreat.
    • West‑facing orientation provides sweeping views and breathtaking sunsets.
    • Open pastures are well‑suited for livestock, hay production, or future development.
    • Excellent drainage due to the land's natural contours.
    • Offers both privacy and versatility for various uses, including a working farm or equestrian property.
    • Conveniently located within easy reach of nearby towns while maintaining a quiet countryside setting.

    Overview

    This ~40-acre tract of gently rolling pastureland in Texas offers sweeping westward views and breathtaking sunsets. The land's natural contours provide excellent drainage. The open pastures are well-suited for livestock, hay production, or future development. This acreage offers both privacy and versatility, suitable for a working farm, equestrian property, or weekend escape. The westward orientation makes it a perfect spot for capturing golden-hour views. The property is conveniently located within easy reach of nearby towns, offering a quiet countryside setting. This 40-acre tract is located in Grand Saline, TX, in Van Zandt County.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Grand Saline
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.7429151
    Latitude
    32.668706

    Nearby Similar for Sale

    • $420,000
      4,188 SF

      Turnkey Triplex in Grand Saline

      Income-producing triplex with recent renovations and potential for rent increases.
      510 Bradburn Rd, Grand Saline, TX 75140
      View Details
    • $1,999,900
      27,534 SF

      Versatile Property in Grand Saline, TX

      Historically significant property with potential for medical and commercial use.
      707 N Waldrip, Grand Saline, TX 75140
      View Details
    • $175,000

      Profitable Self-Storage Facility with Expansion Potential

      Turn-key 20-unit self-storage facility on 0.89 acres in Grand Saline.
      601 W Frank Street, Grand Saline, TX 75140
      View Details
    • $149,000
      3,300 SF

      Downtown Grand Saline Storefront Building

      Downtown commercial building with open space, loft, and restroom.
      110 W Frank St., Grand Saline, TX 75140
      View Details
    • $140,000

      Grand Saline Office For Sale

      Office building in Grand Saline, Texas, suitable for startups.
      132 Main, Grand Saline, TX 75140
      View Details
    • $269,000

      Turnkey Investment in Grand Saline

      Fully leased, renovated commercial building in historic downtown Grand Saline.
      106 N Main Street, Grand Saline, TX 75140
      View Details
    • $149,000

      Downtown Retail Space in Texas

      Downtown retail space in Grand Saline experiencing new growth.
      110 W Frank Street, Grand Saline, TX 75140
      View Details
    • $750,000
      5,000 SF

      Versatile Building on 48+ Acres

      Event venue or business venture on a corner lot.
      400 Van Zant County Road 113, Grand Saline, TX 75140
      View Details
    • $1,100,000

      36.5 Acres with Private Lake

      Land with development potential near Dallas and Tyler.
      4776 FM 17, Grand Saline, TX 75140
      View Details
    • $334,500

      Waterfront Acreage in Grand Saline

      15.44 acres on a private lake, ideal for recreation.
      Lot 2 VZ County Road 1604, Grand Saline, TX 75140
      View Details
    • $334,500

      Waterfront Acreage in Grand Saline

      15.44 acres of waterfront land perfect for recreation.
      Lot 2 VZ County Road 1604, Grand Saline, TX 75140
      View Details
    • $396,000

      East Texas Land For Sale

      35.765-acre tract ideal for grazing cattle or baling hay.
      000 FM 857, Grand Saline, TX 75140
      View Details

    FAQs

    What type of property is this?
    Ranch - 40-acre tract ideal for homesite, ranch, or recreation.
    Where is this ranch located?
    The property is located at Tbd VZ County Road 1821 Grand Saline, TX.
    What is the asking price?
    The asking price for this property is $502,338.
    What are key features of this property?
    This property features: Expansive ~40‑acre tract of gently rolling pastureland, ideal for a homesite, ranch, or recreational retreat.; West‑facing orientation provides sweeping views and breathtaking sunsets.; Open pastures are well‑suited for livestock, hay production, or future development.
    (903) 885-3146
    We can help!
    Listing Contact
    Ted Swinford
    Ted Swinford
    Real Estate License ID: 0720207
    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
    Tbd VZ County Road 1821, Grand Saline, TX 75140
    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!