Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Honey Grove Ranch Land Opportunity Title is generated by Realmo AI

    Tbd FM 1396, Honey Grove, TX 75446

    View on Map
    Claim this Listing
    For Sale
    $1,284,255

    Ranch - Honey Grove, TX

    Type:Ranch
    Lot size:
    95.13 Acres
    Added:
    Jan 5, 2026
    Days on Market:
    133
    Last Refresh:
    May 18 at 1:06 pm

    Property Features for Tbd FM 1396

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    777777
    Lot size
    95.13 Acres

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Delyse Raymond
    Delyse Raymond

    Listing agent Delyse Raymond License #0577187

    Listing office Nuckols Real Estate Services PO Box 741, Trenton, TX

    Listing date Jan 5, 2026

    MLS# 21144238 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

    • 95.13 acre tract ideal for development, commercial ventures, or farm and ranch use.
    • Located just 6 miles from Bois D'Arc Lake south boat ramp.
    • Includes a shop with parking.
    • Features open pastures with a slight roll.
    • Property is fenced and includes ponds.
    • Ranch style.

    Overview

    This 95.13-acre tract, located just 6 miles from the south boat ramp of Bois D'Arc Lake, presents various opportunities for development, commercial ventures, or farm and ranch use. The property features open pastures with a slight roll, fencing, a shop with parking, ponds, and some trees. Located in Honey Grove, Texas, this land offers a strategic location within Fannin County.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.9408985
    Latitude
    33.5911811

    Nearby Similar for Sale

    • $650,000

      Versatile Event Venue Opportunity

      Impressive event venue with potential for diverse business ventures.
      151 S 5th Street, Honey Grove, TX 75446
      View Details
    • $500,000

      Historical Buildings in Honey Grove, TX

      Two historical buildings with retail and warehouse space for sale.
      104 E Main Street, Honey Grove, TX 75446
      View Details
    • $875,000
      3,694 SF

      Ranch with Barndominium Style Residence

      53+ acre ranch featuring a barndominium-style home.
      2000 COUNTY ROAD 2420, Honey Grove, TX 75446
      View Details
    • $349,900

      Recreational Land Near Bois d'Arc

      4.5-acre recreational property near Bois d'Arc Lake.
      994 CR 2770, Honey Grove, TX 75446
      View Details
    • $389,500
      1,400 SF

      Honey Grove Farm/Estate For Sale

      14.5-acre farm with home, ponds, and outbuildings in Honey Grove.
      4411 FM 100, Honey Grove, TX 75446
      View Details
    • $599,900

      76.86 Acres in Honey Grove

      Versatile land ideal for livestock, recreation, or homesite.
      000 CR 36010, Honey Grove, TX 75446
      View Details
    • $437,500

      35 Acres Near Lake Bois

      Expansive land ideal for homesite, ranching, recreation, or development.
      801 COUNTY ROAD 36010, Honey Grove, TX 75446
      View Details
    • $399,500

      14.5 Acres with Home and Ponds

      14.5 acres with home, ponds, and FM road frontage.
      4411 Fm-100, Honey Grove, TX 75446
      View Details
    • $27,500

      Honey Grove Unimproved Land

      0.7449 acre lot near multiple lakes and recreational areas.
      295 James Fannin Road, Honey Grove, TX 75446
      View Details
    • $149,999

      8 Acres Near Bois d'Arc

      8 acres of wooded land near FM1396 boat ramp.
      0800 CR-2765, Honey Grove, TX 75446
      View Details
    • $650,000

      Honey Grove Unimproved Land Parcel

      40.5 acre corner lot near Bois d' Arc lake.
      Tbd Fm-1396, Honey Grove, TX 75446
      View Details
    • $210,000

      Highway Frontage Commercial Property

      Commercial property with highway frontage, ideal for revitalization.
      1502 W Main St Street, Honey Grove, TX 75446
      View Details

    FAQs

    What type of property is this?
    Ranch - 95.13 acres near Bois D'Arc Lake with development potential.
    Where is this ranch located?
    The property is located at Tbd FM 1396 Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $1,284,255.
    What are key features of this property?
    This property features: 95.13 acre tract ideal for development, commercial ventures, or farm and ranch use.; Located just 6 miles from Bois D'Arc Lake south boat ramp.; Includes a shop with parking.
    (972) 965-2194
    We can help!
    Listing Contact
    Delyse Raymond
    Delyse Raymond
    Real Estate License ID: 0577187
    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 FM 1396, Honey Grove, TX 75446
    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!