Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Commercial Land with Highway Frontage Title is generated by Realmo AI

    Tx-6, Clifton, TX 76634

    View on Map
    Claim this Listing
    For Sale
    $276,000

    LAND - Clifton, TX

    Lot size:
    12.00 Acres
    Added:
    Feb 22, 2026
    Days on Market:
    106
    Last Refresh:
    Jun 8 at 6:06 am

    Property Features for Tx-6

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush
    Standard status
    Active
    APN
    R39777
    Lot size
    12.00 Acres

    Taxes and HOA fees

    Tax Description
    ABST A0309 GARY, I C
    Tax Annual Amount
    282

    We can help!

    Listing Contact
    Tai Cobb Klam

    Listing agent Tai Cobb Klam License #0594871

    Listing office COBB RANCH PROPERTIES, LLC Cranfills Gap, TX

    Listing date Feb 22, 2026

    MLS# 20752845 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

    • 12 acres of land just off Highway 6
    • Approximately 1,500 feet of highway frontage
    • Easy access to electricity
    • Approved for a Childress Creek Water Meter
    • Seller may be open to selling additional acreage (contact broker for details)

    Overview

    This offering presents a 12-acre commercial land tract positioned just off Highway 6, offering a straightforward canvas for future development. The property is described as pristine and well-suited for buyers considering either residential building opportunities or a commercial venture. Utility access is noted with electricity available on-site, and the land has been approved for a Childress Creek Water Meter, supporting planned improvements and longer-term build-out.

    Visibility and access are key considerations here, with approximately 1,500 feet of highway frontage. The listing also notes that the seller may be open to selling additional acreage, depending on buyer needs, providing potential flexibility for users looking for more land than the base parcel.

    For investors, developers, or owner-users, this combination of frontage, utilities, and documented water meter approval can help reduce early development friction and support more confident planning. Whether your end goal is a site tailored to a commercial use or a higher-profile location for a residential build, the property’s scale and road presence make it a practical option to evaluate.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Clifton
    County
    Bosque
    State
    Texas
    Longitude
    -97.5480847
    Latitude
    31.7192579

    Nearby Similar for Sale

    • $1,650,000
      16,000 SF

      Turn-Key Industrial Warehouse Facility

      Versatile, updated warehouse and event-ready interior with a 60-foot loading dock and commercial kitchen setup.
      4159 S HWY 6, Clifton, TX 76634
      View Details
    • $197,500

      Updated Office Building with Reception

      Updated office building with a welcoming lobby, flexible rooms, two restrooms, and strong visibility along Highway 6.
      706 W 5th Street, Clifton, TX 76634
      View Details
    • $194,900

      Corner Office/Retail Suite

      Move-in-ready corner space with an open layout, private offices, kitchenette, and remodeled restrooms including ADA access.
      603 S Avenue G, Clifton, TX 76634
      View Details
    • $189,500

      Medical Office with High Visibility

      Office suite configured with five offices, waiting area, and break room in a high-visibility Highway 6 location.
      202 N Avenue G, Clifton, TX 76634
      View Details
    • $1,595,000

      Lakefront Development Homesite Opportunity

      Panoramic, elevated lakefront land on Lake Whitney with utilities in place and room to build or subdivide.
      477 Private Road 1601, Clifton, TX 76634
      View Details
    • $145,000

      Multi-tenant Retail/Office Building

      Brick and metal-roof building with three separate entrances supports multiple independent tenants on a high-traffic highway.
      521 N Avenue G, Clifton, TX 76634
      View Details
    • $975,000

      Versatile Coastal Hay Farmland Tract

      Multi-use Bosque County acreage with productive coastal hay and utilities in place, offering development flexibility alongside active agriculture value.
      2056 FM 2114, Clifton, TX 76634
      View Details
    • $249,000

      Lakefront RV Park and Cabin Community

      Four RV sites and three cabins near Lake Whitney, suited for rentals, weekends, and expanding income options.
      690 Hwy 22, Clifton, TX 76634
      View Details
    • $1,357,806

      Recreational Ranch Land with Stocked Lake

      Multi-use acreage with a stocked fishing lake, perimeter fencing, and existing hay and grazing operations.
      FM 2114, Clifton, TX 76634
      View Details
    • $199,500

      Day Care Center with Fenced Yard

      Purpose-built for day care operations, with ample interior space and a large fenced outdoor play area.
      1711 W 5th Street, Clifton, TX 76634
      View Details
    • $828,750

      Heavily Wooded Recreational Land

      97.5-acre, fenced hunting tract with a small electricity cabin and recorded road easement for access.
      Highway 6, Clifton, TX 76689
      View Details
    • $359,000

      Historic Mixed-Use Boutique Property

      A vintage boutique with dedicated living space, including a private patio garden and upstairs apartment with separate entrance.
      114 N Avenue D, Clifton, TX 76634
      View Details

    FAQs

    What type of property is this?
    Commercial land - Flexible 12-acre tract near Highway 6 with utility access and water meter approval for future development planning.
    Where is this commercial land located?
    The property is located at Tx-6 Clifton, TX.
    What is the asking price?
    The asking price for this property is $276,000.
    What are key features of this property?
    This property features: 12 acres of land just off Highway 6; Approximately 1,500 feet of highway frontage; Easy access to electricity
    (254) 253-0157
    We can help!
    Listing Contact
    Tai Cobb Klam
    Real Estate License ID: 0594871
    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
    Tx-6, Clifton, TX 76634
    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!