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    Tbd Reeves Rd Garrison, TX 75945

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    Sponsored
    For Sale
    $1,643,000

    Unimproved Land - Garrison, TX

    Type:Unimproved Land
    Lot size:
    310.00 Acres
    Days on Market:
    17
    Last Refresh:
    Mar 12 at 6:06 pm

    Property Features for Tbd Reeves Rd

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    21767
    Lot size
    310.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Wes Kilpatrick

    Morris Land Brokers (936) 554-1601

    Listing agent Wes Kilpatrick (936) 585-2706 License #0591248

    Listing date Feb 23, 2026

    MLS# 21018170 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.

    Learn more

    Overview

    Diverse 310-Acre Recreational Land

    This diverse 310-acre tract features a 190ft elevation change, creating varied terrain. A large creek borders one side of the property, flowing year-round and serving as a water source for the local wildlife, including deer, squirrel, and hogs. Another creek and a pond also provide water sources. Approximately 30 acres of open pasture land are suitable for grazing horses or cattle. An adequate road system facilitates navigation throughout the property, even during wet conditions. Recreational hunting opportunities are available in various locations, including the timber along the creek, pasture edges, mature pine plantation, and hardwood ridges. The property offers a potential building site for a house or cabin with views extending 15-20 miles on a clear day. The land provides seclusion and scenic views.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Garrison
    County
    Nacogdoches
    State
    Texas
    Longitude
    -94.55613628
    Latitude
    31.84618731

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    FAQs

    What type of property is this?
    Land - Phenomenal property with diverse features and breathtaking views.
    Where is this land located?
    The property is located at Tbd Reeves Rd Garrison, TX.
    What is the asking price?
    The asking price for this property is $1,643,000.
    What are key features of this property?
    This property features: - Unheard of 190ft elevation change with a potential homesite offering 15-20 mile views.; - Diverse 310-acre tract with varied terrain including pasture, timber, and hardwood ridges.; - Abundant water sources: a large year-round creek, another creek, and a pond.
    (936) 585-2706
    Request Owner's contact information
    Tbd Reeves Rd Garrison, TX 75945
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    Garrison, TX 75945
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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.

    More about this property
    Tbd Reeves Rd Garrison, TX 75945
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    We can help!
    Listing Contact
    Wes Kilpatrick
    Real Estate License ID: 0591248
    (936) 585-2706
    Learn more
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