Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Unzoned Land with Creek Access Title is generated by Realmo AI

    10350 W Clear Creek Road, Sanger, TX 76266

    View on Map
    Claim this Listing
    For Sale
    $4,000,000

    Unimproved Land - Sanger, TX

    Type:Unimproved Land
    Property size:
    980 SF
    Lot size:
    151.74 Acres
    Price / SF:
    $4,081/SF
    Added:
    Mar 25, 2026
    Days on Market:
    46
    Last Refresh:
    May 9 at 11:06 am

    Property Features for 10350 W Clear Creek Road

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    R57473
    Size
    980 SF
    Lot size
    151.74 Acres

    Utilities

    Water front features
    Creek

    Building Details

    Year built
    1962
    Architectural style
    Other

    We can help!

    Listing Contact
    TOMMY MARSHALL

    Listing agent TOMMY MARSHALL License #0230242

    Listing office TOMMY MARSHALL & ASSOCIATES 101 S. Locust, Suite 600 P.O. Box 158, Denton, TX

    Listing date Mar 25, 2026

    MLS# 21077951 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

    • 150‑acre property with Clear Creek frontage
    • Unzoned land offers versatile usage options
    • Conveniently located near I‑35, Denton, and DFW
    • Cross‑fenced pastures and multiple stock ponds
    • Includes a 980 sq ft ranch house
    • Located near Lake Ray Roberts

    Overview

    This 151.74-acre property on W Clear Creek Road in Sanger, TX, features Clear Creek running through it. The land includes rolling emerald pastures and shaded groves, cross-fenced and suitable for cattle or horses. Multiple stock ponds are scattered across the acreage. A 980 square foot ranch house is located among the trees, suitable as a weekend cabin, guest house, or home base. The property is unzoned, offering freedom for various uses, including creating an equestrian facility, a luxury subdivision, or a private sanctuary near Lake Ray Roberts. The property is located near I-35 and the conveniences of Denton and DFW.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Big Box & Wholesale Store Auto Parts Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sanger
    County
    Denton
    State
    Texas
    Longitude
    -97.275026
    Latitude
    33.357904

    Nearby Similar for Sale

    • $399,000

      Commercial Land Parcel in Sanger, TX

      Commercial land parcel with high visibility and convenient access.
      413 Hughes Street, Sanger, TX 76266
      View Details
    • $2,750,000

      Development-Ready Land I-35 Frontage

      7.17-acre commercial tract with I-35 frontage road access.
      2824 E Milam Road, Sanger, TX 76266
      View Details
    • $2,750,000

      Sanger, TX Commercial Land

      7.17-acre commercial tract with I-35 frontage road access.
      2824 Milam Road E, Sanger, TX 76266
      View Details
    • $685,000

      Commercial Land in High-Growth Area

      Unimproved commercial land in a rapidly developing area.
      901 N 6th Street, Sanger, TX 76266
      View Details
    • $12,000,000
      16,532 SF

      Sanger Ranch with Lake Views

      Breathtaking ranch property with panoramic lake views and acreage.
      1180 McReynolds Road, Sanger, TX 76266
      View Details
    • $595,000

      Lake Ray Roberts Ready-to-Build Lot

      3.28 acre corner lot near Lake Ray Roberts.
      11504 Jones Road, Sanger, TX 76266
      View Details
    • $335,000

      Sanger, TX: 10 Acre Estate

      10 acres of land with road frontage near Bolivar.
      00 Fm 2450, Sanger, TX 76266
      View Details
    • $3,000,000
      5,416 SF

      Sanger Ranch with Creek Frontage

      61+ acre ranch estate with two homes and equestrian facilities.
      10902 Clear Creek Road W, Sanger, TX 76266
      View Details
    • $600,000

      Improved Land - Sanger, TX

      5 acre property with residential, commercial, or agricultural potential.
      Tr 28 5.0 Acres Lois Road W, Sanger, TX 76266
      View Details
    • $999,900

      Sanger, TX - Unimproved Land

      Nearly 8-acre tract near Lake Ray Roberts, perfect dream home.
      11858 Fm 1190, Sanger, TX 76266
      View Details
    • $3,000,000
      5,416 SF

      Sanger Estate with Clear Creek Frontage

      61+ acre estate with two homes, barn, arena, and workshop.
      10902 Clear Creek Road W, Sanger, TX 76266
      View Details
    • $849,900
      2,956 SF

      Sanger Ranch Style Retreat

      7-acre estate near Lake Ray Roberts with multiple amenities.
      2300 Union Hill Road, Sanger, TX 76266
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 151.74 acres of versatile land with Clear Creek.
    Where is this agricultural land / farmland located?
    The property is located at 10350 W Clear Creek Road Sanger, TX.
    What is the asking price?
    The asking price for this property is $4,000,000.
    What are key features of this property?
    This property features: 150‑acre property with Clear Creek frontage; Unzoned land offers versatile usage options; Conveniently located near I‑35, Denton, and DFW
    (940) 243-2387
    We can help!
    Listing Contact
    TOMMY MARSHALL
    Real Estate License ID: 0230242
    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
    10350 W Clear Creek Road, Sanger, TX 76266
    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!