Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    52+ Acres Development Opportunity Title is generated by Realmo AI

    10420 County Road 470, Blue Ridge, TX 75424

    View on Map
    Claim this Listing
    For Sale
    $3,100,000

    52.779 acres ideal for corporate campus or subdivision development.

    Type:Lots & Acreage / Unimproved Land
    Property size:
    2,299,053 SF
    Lot size:
    52.78 Acres
    Price / SF:
    $1.35/SF
    Added:
    Feb 24, 2026
    Days on Market:
    101
    Last Refresh:
    May 13 at 9:20 pm

    Property Features for 10420 County Road 470

    General Information

    Standard status
    Active
    Size
    2,299,053 SF
    Lot size
    52.78 Acres
    Property subtype
    Lots & Acreage / Unimproved Land

    Building Details

    Year Built
    2004

    We can help!

    Listing Contact
    Stephen Eaton

    Listing agent Stephen Eaton License #0539000

    Listing office Eaton Realty

    Listing date Feb 24, 2026

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Eaton Realty

    HighLights

    • 52.779 acres suitable for corporate campus, subdivision, or agricultural use.
    • Half a mile of road frontage and convenient access to the future McKinney National Airport (12 miles away, commercial flights in 2026).
    • New 8‑inch water line with fire hydrants installed around the property.
    • Two ponds and a wet weather creek on the property; only the creek bed is in a flood zone.
    • Electric, water, and 1 septic tank are already on site.
    • Located in Collin County, one of the fastest‑growing counties in the US, suggesting strong investment potential.

    Overview

    This 52.779-acre property presents multiple development opportunities, including a corporate campus or a residential subdivision, or continued agricultural use. The site features half a mile of road frontage and is located 12 miles from the new McKinney National Airport, with commercial flights scheduled to begin in 2026. County Road 470, which borders two sides of the property, becomes 1827 in Altoga, providing access to 380 in McKinney and the new airport. The land includes two ponds and a wet weather creek; the survey indicates that only the creek bed is within a flood zone. A new 8-inch water line with fire hydrants is installed around the property to support new subdivisions in the area. Electric, water, and one septic tank are already on site. Collin County Planning Office records indicate a proposed four-lane road on the east side of the property, connecting to 545 just outside of Blue Ridge. Currently leased for agricultural use, this property offers significant investment potential in Collin County, which is experiencing rapid growth.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Blue Ridge
    County
    Collin
    State
    Texas
    Longitude
    -96.4464401
    Latitude
    33.2465685

    Nearby Similar for Sale

    • $1,275,000

      Turnkey Steel Fabrication Yard

      Secure, pipe-fenced industrial yard with fabrication structures, infrastructure, and equipment for day-one operation.
      8340 State Highway 78 N, Blue Ridge, TX 75424
      View Details
    • $700,000

      Turnkey Residential Income Package

      Renovated single-family rentals plus an adjacent vacant lot offer a streamlined addition to an investor’s portfolio.
      1206 N Business Hwy 78, Blue Ridge, TX 75424
      View Details
    • $1,900,000

      Farm Land with Multiple Ponds

      62+ acres with open pasture, four ponds, and existing improvements, well-suited for livestock, recreation, or long-term investment.
      12099 County Road 1028, Blue Ridge, TX 75424
      View Details
    • $720,000

      Open Pasture Ranch Land

      A little over 23 acres of pasture and open space outside a flood plain, suited for ranch or recreational use.
      14991 CR 1100, Blue Ridge, TX 75424
      View Details
    • $1,025,000

      Premium Land with Paved Frontage

      Scenic acreage with paved road frontage, pond, and mature trees in Blue Ridge ISD—ideal for a private residential estate.
      County Rd 632, Blue Ridge, TX 75424
      View Details
    • $550,000

      Raw Development Land with Road Frontage

      An 11-acre raw tract with about 500 feet of frontage on County Road 579 in Blue Ridge, TX.
      Tract 1 County Road 579, Blue Ridge, TX 75424
      View Details
    • $249,900

      Cleared Waterfront Recreational Land

      About two acres are cleared and ready for development, with a pond and mature trees supporting recreational and retreat uses.
      8194 Private Road 5406, Blue Ridge, TX 75424
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 52.779 acres ideal for corporate campus or subdivision development.
    Where is this agricultural land / farmland located?
    The property is located at 10420 County Road 470 Blue Ridge, TX.
    What is the asking price?
    The asking price for this property is $3,100,000.
    What are key features of this property?
    This property features: 52.779 acres suitable for corporate campus, subdivision, or agricultural use.; **Half a mile of road frontage and convenient access to the future McKinney National Airport (12 miles away, commercial flights in 2026).**; New 8‑inch water line with fire hydrants installed around the property.
    (409) 996-9999
    We can help!
    Listing Contact
    Stephen Eaton
    Real Estate License ID: 0539000
    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
    10420 County Road 470, Blue Ridge, TX 75424
    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!