Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Tbd County Road 2620 Ivanhoe, TX 75447

    View on Map
    For Sale
    $888,087

    Ranch - Ivanhoe, TX

    Type:Ranch
    Lot size:
    77.23 Acres
    Added:
    Jan 25, 2026
    Days on Market:
    67
    Last Refresh:
    Apr 2 at 9:06 pm

    Property Features for Tbd County Road 2620

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    000000084846
    Lot size
    77.23 Acres

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Shane Ballard

    Listing agent Shane Ballard License #0654130

    Listing office DAVID NORMAN LAND COMPANY P.O. Box 1228, Leonard, TX

    Listing date Jan 25, 2026

    MLS# 20964706 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.

    Overview

    Ivanhoe Ranch with Recreational Opportunities

    This unique and picturesque 77.2-acre surveyed property is located within minutes of the newly completed Bois d'arc Lake. It offers abundant recreational opportunities and is positioned to deliver memorable deer and duck hunting year after year. The land features 2 ponds and has an excellent coverage of majestic native hardwoods and cedars with interior cut trails. The property offers many beautiful potential building sites. Based on FEMA mapping, approximately 0.06 acre is located within a FEMA determined floodplain. There is approximately 770 feet of frontage on CR 2620, which is an all-weather road. Also, this property has an agricultural exemption in place. This exceptional property has everything for those who enjoy nature and the outdoors from hunting to fishing and much more. The property is located in Ivanhoe, Texas, in Fannin County.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Ivanhoe
    County
    Fannin
    State
    Texas
    Longitude
    -96.1728
    Latitude
    33.6832

    Nearby Similar for Sale

    • $739,900
      3,328 SF

      Turnkey Agricultural Business Opportunity

      42-acre property equipped for agricultural or animal-based business.
      3224 County Road 2225, Ivanhoe, TX 75447
      View Details
    • $425,000

      24-Acre Land with Multiple Residences

      24.331-acre property with residences, ponds, and agricultural potential.
      3721 FM 1396 E, Ivanhoe, TX 75447
      View Details
    • $355,000

      Ivanhoe, TX Unimproved Land Tract

      21.55 acre tract with well, septic, and electricity.
      926 County Road 2225, Ivanhoe, TX 75447
      View Details
    • $395,000

      25 Acre Land Parcel

      Ready-to-build 25 acre tract with water well and electric.
      0 CR 2245, Ivanhoe, TX 75447
      View Details
    • $12,000,000

      Texas Ranch with Private Lake

      976-acre ranch featuring a private 85-acre lake.
      648 County Road 2205, Ivanhoe, TX 75447
      View Details
    • $1,250,000
      2,300 SF

      Ivanhoe Barndominium with Rental Potential

      Secluded barndominium on 25 acres with rental homes and amenities.
      7250 N Fm 273, Ivanhoe, TX 75447
      View Details
    • $270,492

      25 Acres Near Bois D'Arc

      25 acre homesite with pond, pasture, and trees near lake.
      3600 E Fm-1396, Ivanhoe, TX 75447
      View Details
    • $180,000

      Ivanhoe, TX Unimproved Land

      12.5 acres in Fannin County with mature timber.
      000 CR-2245, Ivanhoe, TX 75447
      View Details
    • $655,668

      Expansive Fannin County Land

      50.827 acres in Fannin County, Texas, perfect for privacy.
      Tbd 50.827 Acres FM-1396, Ivanhoe, TX 75447
      View Details
    • $79,995

      Ivanhoe, TX Unimproved Land

      5 acre tract ideal for building your dream country home.
      1071 County Road 2205, Ivanhoe, TX 75447
      View Details
    • $215,000

      Ivanhoe, TX Land For Sale

      12.5 acre tract ready for building in Fannin County.
      000 CR 2245, Ivanhoe, TX 75447
      View Details
    • $645,838

      Expansive Land in Fannin County

      50.065 acres of land perfect for privacy.
      Tbd 50.065 Acres Fm-1396, Ivanhoe, TX 75447
      View Details

    FAQs

    What type of property is this?
    Ranch - Picturesque 77.2-acre ranch near Bois d'arc Lake.
    Where is this ranch located?
    The property is located at Tbd County Road 2620 Ivanhoe, TX.
    What is the asking price?
    The asking price for this property is $888,087.
    What are key features of this property?
    This property features: Minutes from Bois d'arc Lake, offering recreational opportunities; Excellent deer and duck hunting potential; Two ponds and 77.2 surveyed acres with native hardwoods and cedars
    (903) 587-9898
    We can help!
    Listing Contact
    Shane Ballard
    Real Estate License ID: 0654130
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!