Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Spacious Homesites in Gated Community Title is generated by Realmo AI

    10970 Back Forty, Whitehouse, TX 75791

    View on Map
    Claim this Listing
    For Sale
    $80,000

    Residential - Whitehouse, TX

    Type:Single Family Residence
    Lot size:
    0.55 Acres
    Added:
    Mar 4, 2026
    Days on Market:
    82
    Last Refresh:
    May 25 at 10:06 am

    Property Features for 10970 Back Forty

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Active
    Lot size
    0.55 Acres

    Taxes and HOA fees

    Tax Annual Amount
    298.93

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jeremy Caruthers

    Listing agent Jeremy Caruthers License #0627529

    Listing office Drake Real Estate & Investments 11621 CR 166, Tyler, TX

    Listing date Mar 4, 2026

    MLS# 26003057 Listing URL

    Copyright © 2026 Greater Tyler Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Spacious ½+ acre homesites in a gated community.
    • Located in Whitehouse ISD with quick access to South Tyler conveniences and Toll 49.
    • Easy commutes to Dallas or Shreveport, close to hospitals, shopping, dining, and schools.
    • Gated entry for enhanced security and privacy.
    • Underground utilities and street lights for a clean aesthetic.
    • High‑speed internet access available.

    Overview

    Lots are available in a new gated community in Whitehouse, Texas. These homesites are over half an acre, intended for single-family homes, and located within the Whitehouse Independent School District. The location provides convenient access to amenities in South Tyler and quick access to Toll 49, balancing country living with city accessibility. Commuting to Dallas or Shreveport is convenient, and hospitals, shopping, dining, and schools are nearby. The subdivision includes a gated entry, underground utilities, street lights, access to Tyler city water, electricity, and high-speed internet. Restrictions include a minimum living area of 2,000 square feet, excluding porches, patios, and garages. Setbacks are 60 feet in the front and 7.5 feet on the side for both interior and street sides. The minimum roof pitch is 8/12. Exterior construction requires a minimum of 60% brick, with stucco or EIFS allowed upon approval. Garages must be side-entry only, with no street-facing garage doors. Landscaping must include two live oak trees with a minimum 4-inch caliper. All plans, elevations, materials, and site layouts require ACC approval before construction.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Whitehouse
    County
    Smith
    State
    Texas
    Longitude
    -95.2257
    Latitude
    32.2183

    Nearby Similar for Sale

    • $349,000

      Commercial Building on Highway 110

      Commercial building with office and showroom space in Whitehouse, TX.
      402 N Hwy 110, Whitehouse, TX 75791
      View Details
    • $650,000

      Whitehouse, TX Pad Site Available

      2.25 acre pad site near Whataburger and gas station.
      1051 State Highway 110 N, Whitehouse, TX 75791
      View Details
    • $370,000

      Whitehouse Residential Development Opportunity

      2-acre residential development tract in Whitehouse, TX. Utilities available.
      600 Hagan Rd, Whitehouse, TX 75791
      View Details
    • $370,000

      Whitehouse Land Development Opportunity

      2-acre residential land in Whitehouse, TX, ready for development.
      600 Hagan Road, Whitehouse, TX 75791
      View Details
    • $650,000

      Prime Land in Whitehouse, Texas

      2.25 acres of commercial land in Whitehouse, Texas.
      1051 State Highway 110 N Pad 1, Whitehouse, TX 75791
      View Details
    • $370,000

      Residential Development Opportunity in Whitehouse

      4.98 acre residential development tract in Whitehouse, Texas.
      0 Timberridge Ln, Whitehouse, TX 75791
      View Details
    • $390,000
      1,918 SF

      Restored Historic Chapel Venue

      Turnkey wedding and event venue with historic charm.
      10200 Farm to Market 344, Whitehouse, TX 75791
      View Details
    • $299,000
      2,084 SF

      Whitehouse, TX Duplex Investment

      Fully occupied duplex in Whitehouse, TX with leases through 2027.
      7741 & 7743 CR 2307, Whitehouse, TX 75791
      View Details
    • $8,900,500

      Multifamily Investment in Whitehouse, Texas

      Gated multifamily community near schools and universities with strong occupancy.
      101 Maji Rd, Whitehouse, TX 75791
      View Details
    • $195,000

      Whitehouse Acreage for Custom Home

      6.8 acres in Whitehouse ISD, ideal for building.
      19201 Hwy 110, Whitehouse, TX 75791
      View Details
    • $515,000

      Lake Tyler Waterfront Land

      Oversized waterfront lot with plans ready to convey.
      15606 McElroy Rd, Whitehouse, TX 75791
      View Details
    • $57,000

      Residential Land in Whitehouse, TX

      1.5-acre tract to build your dream home.
      603 W Main, Whitehouse, TX 75791
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Homesites in Whitehouse ISD with city accessibility.
    Where is this residential land & home lot located?
    The property is located at 10970 Back Forty Whitehouse, TX.
    What is the asking price?
    The asking price for this property is $80,000.
    What are key features of this property?
    This property features: Spacious ½+ acre homesites in a gated community.; Located in Whitehouse ISD with quick access to South Tyler conveniences and Toll 49.; Easy commutes to Dallas or Shreveport, close to hospitals, shopping, dining, and schools.
    (903) 581-3737
    We can help!
    Listing Contact
    Jeremy Caruthers
    Real Estate License ID: 0627529
    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
    10970 Back Forty, Whitehouse, TX 75791
    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!