Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Tioga, TX Improved Land Title is generated by Realmo AI

    Lot 1 - 2.80 Acres Airport Road, Tioga, TX 76271

    View on Map
    Claim this Listing
    For Sale
    $259,000

    Improved Land - Tioga, TX

    Lot size:
    2.80 Acres
    Added:
    May 13, 2026
    Days on Market:
    15
    Last Refresh:
    May 27 at 11:06 am

    Property Features for Lot 1 - 2.80 Acres Airport Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1
    Lot size
    2.80 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Stephen Reddy

    Listing agent Stephen Reddy License #0635694

    Listing office Amazing Brokerage, LLC 5 Cowboys Way Suite 300, Dallas, TX

    Listing date May 13, 2026

    MLS# 20841683 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

    • Almost 3 acres of land ideal for a custom home or barndominium, priced under $300K.
    • No city taxes, MUD, PID, or HOA, resulting in significant cost savings.
    • Water and electric utilities included, with existing country roads for easy access.
    • Conveniently located near the Dallas North Tollway, providing quick access to Prosper, Celina, and Frisco.
    • Animals allowed and accessory buildings permitted, offering flexibility.
    • Located in the highly acclaimed Tioga ISD and low tax rate of 1.67%.

    Overview

    This 2.80 acre lot is suited for a custom home with a large build site and 100 feet of road frontage. Located in Wild Rose Ranch in Tioga, TX, the lot includes water, electric, and existing country roads. The property has no city taxes, MUD, PID, or HOA. Horses, chickens, cows, longhorn, bulls, llama, buffalo, sheep, and goats are allowed. Accessory and detached buildings are permitted. The expansive lot features wooded trees and a small winding creek that borders the edge of the lot. Located in Tioga ISD, the property is in county jurisdiction. The current tax rate is 1.67 percent. Wild Rose Ranch is an exclusive subdivision with lots ranging from 1 acre to 2.80 acres. The property is close to Lake Ray Roberts. The lot is in close proximity to Dallas North Tollway, providing easy access to Prosper, Celina, and Frisco, and shopping and stores including the upcoming HEB and Costco. On-site builder Wesley Farr Homes can assist in the building process. Barndominiums are welcome.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Tioga
    County
    Grayson
    State
    Texas
    Longitude
    -96.857
    Latitude
    33.4762

    Nearby Similar for Sale

    • $239,000

      Tioga Commercial Land Opportunity

      0.91 acre commercial tract in growing Tioga, Texas.
      208 S Porch Street, Tioga, TX 76271
      View Details
    • $875,000

      Tioga, TX Unimproved Land

      5 acre commercial land for sale in Tioga, TX.
      000 HWY 377, Tioga, TX 76271
      View Details
    • $480,000

      Tioga, TX Acreage Opportunity

      Prime acreage in Tioga, TX, ideal for development or retreat.
      305 Swaha Drive, Tioga, TX 76271
      View Details
    • $2,300,000

      Tioga, TX Prime Land Opportunity

      Prime land in a fast-growing area near planned tollway.
      120 Vaughan, Tioga, TX 76271
      View Details
    • $1,089,000

      Tioga Acreage with Growth Potential

      18+ acre tract in a dynamic growth corridor.
      0000 Airport Road, Tioga, TX 76271
      View Details
    • $81,500

      Residential Lot in Downtown Tioga

      Spacious lot near shopping, dining, parks, and schools.
      104 S Lamar Street, Tioga, TX 76271
      View Details
    • $399,000

      Secluded Land Near Lake Ray

      7.5+ acres backing to Corp of Engineers property near lake.
      1274 Hart Lane, Tioga, TX 76271
      View Details
    • $9,900,000

      Tioga, TX Unimproved Land

      117-acre tract ideal for residential development and investment.
      0 Buck Creek Road, Tioga, TX 76271
      View Details
    • $350,000

      5 Acres Near Dallas Tollway

      5.018 acre tract near Dallas North Tollway in Tioga, TX.
      0 Baker Road, Tioga, TX 76258
      View Details
    • $1,400,000

      Tioga, TX Unimproved Land

      20 acre land near Dallas North Tollway alignment in Tioga.
      000 Tbd W Main Street, Tioga, TX 76271
      View Details
    • $285,000

      Tioga Land Near Lake Ray

      2.85 acres of pasture land near Lake Ray Roberts.
      Phase 1 Lot 7 William Brewer Road, Tioga, TX 76271
      View Details
    • $200,000

      Tioga Land Near Lake

      2.289 acres of pasture land near Lake Ray Roberts.
      Phase 2 Lot 6 William Brewer Road, Tioga, TX 76271
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.80 acre lot ready for custom home.
    Where is this residential land & home lot located?
    The property is located at Lot 1 - 2.80 Acres Airport Road Tioga, TX.
    What is the asking price?
    The asking price for this property is $259,000.
    What are key features of this property?
    This property features: Almost 3 acres of land ideal for a custom home or barndominium, priced under $300K.; No city taxes, MUD, PID, or HOA, resulting in significant cost savings.; Water and electric utilities included, with existing country roads for easy access.
    (469) 847-3753
    We can help!
    Listing Contact
    Stephen Reddy
    Real Estate License ID: 0635694
    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

    Thank You for Inquiry
    Lot 1 - 2.80 Acres Airport Road, Tioga, TX 76271
    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!