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    Resort Waterfront Lot Title is generated by Realmo AI

    14048 Sandy Oaks Drive, Whitney, TX 76692

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    LAND - Whitney, TX

    Lot size:
    0.26 Acres
    Added:
    Jul 19, 2025
    Days on Market:
    322
    Last Refresh:
    Jun 5 at 4:06 pm

    Property Features for 14048 Sandy Oaks Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    142689
    Lot size
    0.26 Acres

    Taxes and HOA fees

    Tax Description
    WHITE BLUFF #14 LT 48
    Tax Annual Amount
    235

    We can help!

    Listing Contact
    Denise Day

    Listing agent Denise Day License #0781412

    Listing office Ranch Masters Whitney, TX

    Listing date Jul 19, 2025

    MLS# 20679523 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

    • Nice interior lot in White Bluff Resort
    • Level lot with cedar trees
    • Access to 4 pools within White Bluff Resort
    • Resort amenities include tennis and pickleball courts
    • White Bluff Resort offers marina access
    • Purchase includes 32 rounds of golf yearly, plus on‑property dining options at Lighthouse Pub

    Overview

    This is a nice interior, level lot in the White Bluff Resort offering a natural setting with cedar trees. The property is positioned within a community built around outdoor recreation and lake enjoyment, with features such as pools, tennis and pickleball courts, and a marina.

    Residents and guests can take advantage of on-site dining options, including Lighthouse Pub and dining venues listed as available within the property area. The resort also offers two golf courses, with 32 rounds of golf yearly included with the purchase of the lot.

    For buyers looking to build in a turnkey recreation-focused environment, this lot provides a straightforward canvas on a level site surrounded by resort amenities. It may also appeal to buyers seeking a secondary-use investment opportunity where the surrounding community supports active lifestyle appeal.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Building Supply Hotel & Motel Department Store Kitchen & Bath Showroom HVAC Service Electrical Service Home Appliance Store Bed & Breakfast Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Whitney
    County
    Hill
    State
    Texas
    Longitude
    -97.399937
    Latitude
    32.02532

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    FAQs

    What type of property is this?
    Waterfront Land - Level interior lot in White Bluff Resort with cedar trees and resort amenities including a marina.
    Where is this waterfront land located?
    The property is located at 14048 Sandy Oaks Drive Whitney, TX.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Nice interior lot in White Bluff Resort; Level lot with cedar trees; Access to 4 pools within White Bluff Resort
    (254) 337-3001
    We can help!
    Listing Contact
    Denise Day
    Real Estate License ID: 0781412
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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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