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    Acreage with Road Frontage Title is generated by Realmo AI

    Vz County Road 3208, Wills Point, TX 75169

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    Claim this Listing
    Pending
    $323,100

    LAND - Wills Point, TX

    Lot size:
    17.93 Acres
    Added:
    May 7, 2026
    Days on Market:
    28
    Last Refresh:
    Jun 3 at 1:06 am

    Property Features for Vz County Road 3208

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    R000048804
    Lot size
    17.93 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 0.960 ABST: 765 SUR: J SALINGUA
    Tax Annual Amount
    4924

    Utilities

    Sewer type
    Septic Tank

    Building Details

    Year built
    1995

    We can help!

    Listing Contact
    Valerie Bahm
    Valerie Bahm

    Listing agent Valerie Bahm License #0629769

    Listing office KW-Cedar Creek Lake Properties Rockwall, TX

    Listing date May 7, 2026

    MLS# 21248588 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

    • 17.93‑acre tract in Wills Point, TX, with agricultural exemption for hay use
    • 625 ft frontage on FR Road 3804 and 1,201 ft frontage on 3208
    • Electricity available at the road; septic tank required (public sewer not available)
    • Located in an Aquifer District; well water option noted from the Carrizo‑Wilcox Aquifer
    • Easy access to I‑20 and HWY 19 for connectivity to the Dallas Metroplex
    • Carries Wills Point ISD—award‑winning school district noted in remarks

    Overview

    This 17.93-acre property offers expansive room for a custom home or barndominium, with a natural setting highlighted by beautiful trees. The land currently benefits from an agricultural exemption for hay use, making it attractive for buyers looking to continue an agricultural-oriented use. A septic system will need to be installed, while electricity is available at the road. The property also sits within an Aquifer District, providing an option for well water from the Carrizo-Wilcox Aquifer.

    Access is a strong point, with extensive road frontage of 625 feet on FR Road 3804 and 1,201 feet on 3208. Located in Van Zandt County near Wills Point, the property is described as conveniently connected to the Dallas Metroplex, with easy access to I-20 and HWY 19. It is positioned among ranches and larger homes, and it’s noted as being minutes from Canton and the First Monday Trade Days.

    For buyers seeking rural acreage with flexibility, this tract can fit a range of residential or hobby-farm plans, supported by the existing agricultural exemption and utilities at the road. The combination of frontage, tree cover, and well-water potential may appeal to those planning a self-directed build in a well-regarded school district.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.0083
    Latitude
    32.71

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    FAQs

    What type of property is this?
    Residential land & home lot - Expansive 17.93-acre tract with agricultural exemption, mature trees, and utility access for your rural build plans.
    Where is this residential land & home lot located?
    The property is located at Vz County Road 3208 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $323,100.
    What are key features of this property?
    This property features: 17.93‑acre tract in Wills Point, TX, with agricultural exemption for hay use; 625 ft frontage on FR Road 3804 and 1,201 ft frontage on 3208; Electricity available at the road; septic tank required (public sewer not available)
    (972) 772-7000
    We can help!
    Listing Contact
    Valerie Bahm
    Valerie Bahm
    Real Estate License ID: 0629769
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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.

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