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    Golf Course View Recreation Land Lot Title is generated by Realmo AI

    12 Shoal Creek Circle, Graford, TX 76449

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    Claim this Listing
    For Sale
    $49,000

    LAND - Graford, TX

    Lot size:
    0.39 Acres
    Added:
    Apr 16, 2026
    Days on Market:
    51
    Last Refresh:
    Jun 5 at 12:06 pm

    Property Features for 12 Shoal Creek Circle

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    12122
    Lot size
    0.39 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 0.390 CLIFFS PHASE I LOT 12 G#C0250-01
    Tax Annual Amount
    446

    We can help!

    Listing Contact
    Amiee Baker

    Listing agent Amiee Baker License #0650887

    Listing office Fathom Realty, LLC Mineral Wells, TX

    Listing date Apr 16, 2026

    MLS# 21241027 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

    • Lot backs up to the golf course white tee boxes and is located on a quiet cul‑de‑sac.
    • Flat, easy‑to‑build‑on lot in Phase I of The Cliffs, with concrete streets in Phase I.
    • Oversized lot close to community amenities in The Cliffs (Phase I).
    • Owners have access to the 18‑hole Championship Golf Course.
    • On‑site amenities include Chaparral Grille and Spurs Bar, marina and ship store, hotel, conference center, and fitness center.
    • Ownership includes 36 complimentary rounds of golf per year, plus access to 2 swimming pools, tennis courts, playground, and parks.

    Overview

    This recreational land lot sits in Phase I and backs up to the white tee boxes. The parcel is flat and described as easy to build on, with an oversized configuration on a quiet cul-de-sac. Phase I is noted as the only phase with concrete streets, and the lot is positioned close to community amenities.

    The property is part of The Cliffs in Graford and is within the phase where lots are described as rarely listed on the open market. As a gated and guarded community, it’s designed for a controlled-access environment, and agents can coordinate access to tour The Cliffs Resort.

    For buyers looking for a homesite with a golf-forward setting, this location offers immediate visual connection to the golf course experience. Ownership provides access to an 18-hole Championship Golf Course, Chaparral Grille and Spurs Bar, marina and ship store, hotel, conference center, fitness center, two swimming pools, tennis courts, playground, parks, and more. Owners also receive 36 complimentary rounds of golf per year, making the lifestyle component a meaningful part of the property’s overall appeal.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Restaurant Auto Repair Shop Hotel & Motel Department Store HVAC Service Grocery & Convenience Store Wine and Liquor Store Car Rental Facility Restaurant Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    Graford
    County
    Palo Pinto
    State
    Texas
    Longitude
    -98.2671
    Latitude
    32.9289

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    FAQs

    What type of property is this?
    Recreation land - Flat buildable lot on a quiet cul-de-sac, backing white tee boxes and positioned in the most amenity-accessible phase.
    Where is this recreation land located?
    The property is located at 12 Shoal Creek Circle Graford, TX.
    What is the asking price?
    The asking price for this property is $49,000.
    What are key features of this property?
    This property features: Lot backs up to the golf course white tee boxes and is located on a quiet cul‑de‑sac.; Flat, easy‑to‑build‑on lot in Phase I of The Cliffs, with concrete streets in Phase I.; Oversized lot close to community amenities in The Cliffs (Phase I).
    (888) 455-6040
    We can help!
    Listing Contact
    Amiee Baker
    Real Estate License ID: 0650887
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    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.

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