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 106 Whitesboro, TX 76273

    View on Map
    Claim this Listing
    For Sale
    $1,012,000

    Unimproved Land - Whitesboro, TX

    Type:Unimproved Land
    Lot size:
    88.00 Acres
    Added:
    Feb 17, 2026
    Days on Market:
    60
    Last Refresh:
    Apr 18 at 9:06 pm

    Property Features for Tbd County Road 106

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    17494
    Lot size
    88.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Mike Morris

    Listing agent Mike Morris License #0654696

    Listing office Mossy Oak Properties- Cross Timbers Land & Home, LLC 200 N. Dixon St., Dallas, TX

    Listing date Feb 17, 2026

    MLS# 21182601 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

    88 Acres of Whitesboro Land

    This 88-acre property is located in Whitesboro, Texas, in Cooke County. The land features rolling hills reaching up to 760 feet, offering views and fresh air. The property includes a mix of open grass and thick trees, suitable for horses and cattle. Outdoor activities such as hunting and exploring are possible within the private woods. The property is Ag Exempt. A well and septic system would be needed. An adjacent 88-acre parcel may also be purchased.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Whitesboro
    County
    Grayson
    State
    Texas
    Longitude
    -96.8486
    Latitude
    33.6662

    Nearby Similar for Sale

    • $455,000

      Downtown Whitesboro Mixed-Use Opportunity

      Versatile space in downtown Whitesboro with mixed-use potential.
      110 E Main Street, Whitesboro, TX 76273
      View Details
    • $659,000

      Equine Facility in Whitesboro, TX

      Turn-key horse facility on 10 acres in horse country.
      4113 W Line Road, Whitesboro, TX 76273
      View Details
    • $790,000
      2,532 SF

      Texas Ranch with Acreage

      Over 30 acres of beauty, peace, and possibility in Texas.
      1429 County Road 140, Whitesboro, TX 76273
      View Details
    • $799,000
      1,904 SF

      Equestrian Property Near Whitesboro, Texas

      Horse property with modern home, barn, and ample space.
      27403 State Highway 56, Whitesboro, TX 76273
      View Details
    • $779,000
      1,440 SF

      Modernized Barndominium on 12.97 Acres

      Turn-key 2 bed, 2 bath barndo with workshop.
      1630 County Road 140, Whitesboro, TX 76273
      View Details
    • $310,000

      Land Ready For Development

      Spacious land with utilities in a desirable location.
      515 Country Road 176, Whitesboro, TX 76273
      View Details
    • $450,000
      1,250 SF

      Whitesboro Farm/Ranch with Barndo Home

      14.25 acres with ponds and barndo-style home in Whitesboro.
      3083 Business Highway 377, Whitesboro, TX 76273
      View Details
    • $1,799,999
      4,490 SF

      Equine Paradise with Two Brick Homes

      23-acre equine paradise featuring two identical brick homes.
      789 Stiles Road, Whitesboro, TX 76273
      View Details
    • $989,000

      Whitesboro Land Near Future Tollway

      40.77 Acres near future Dallas North Tollway extension.
      3601 Old Sherman Road, Whitesboro, TX 76273
      View Details
    • $90,000

      1.05 Acres in Whitesboro, TX

      1.05 acre tract near Downtown Whitesboro and Highway 82.
      5283 Old Town Road, Whitesboro, TX 76273
      View Details
    • $1,875,000
      2,811 SF

      Whitesboro Farm and Ranch Retreat

      Remodeled home on 25 acres with equestrian potential.
      11362 E Highway 82, Whitesboro, TX 76273
      View Details
    • $625,000

      25+ Acre Grayson County Land

      Beautiful land with pasture, woods, creek, and abundant wildlife.
      163 Twin Oaks Lane, Whitesboro, TX 76273
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 88 acres in Cooke County, perfect for a country home.
    Where is this agricultural land / farmland located?
    The property is located at Tbd County Road 106 Whitesboro, TX.
    What is the asking price?
    The asking price for this property is $1,012,000.
    What are key features of this property?
    This property features: 88 Acres of Land in Cooke County; Rolling Hills with Views Reaching 760 Feet; Mix of Open Grassland and Wooded Areas
    (940) 600-1313
    We can help!
    Listing Contact
    Mike Morris
    Real Estate License ID: 0654696
    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!