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    17311 E Us-82 Honey Grove, TX 75446

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    For Sale
    $1,200,000

    Farm/Ranch - Honey Grove, TX

    Type:Farm
    Property size:
    2,067 SF
    Lot size:
    25.51 Acres
    Price / SF:
    $580/SF
    Added:
    May 5, 2026
    Days on Market:
    1
    Last Refresh:
    May 5 at 10:06 pm

    Property Features for 17311 E Us-82

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Parking features
    Boat, Carport, Covered, Garage, RV, Workshop
    Interior features
    Eat-in Kitchen, Kitchen Island, Loft, Natural Woodwork, Open Floorplan
    Exterior features
    Outdoor Living Center, Private Entrance, Rv/Boat Parking
    Dock
    1
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Electric, Dishwasher, Microwave, Washer
    Standard status
    Active
    APN
    000000110916
    Size
    2,067 SF
    Lot size
    25.51 Acres

    Utilities

    Heating system
    Central, Fireplace(s)
    Cooling system
    Central Air
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    2007
    Floors in Building
    2
    Architectural style
    Ranch
    Additional Structures
    RV/Boat Storage

    We can help!

    Listing Contact
    Farrah Zargaran

    Listing agent Farrah Zargaran License #0672874

    Listing office Keller Williams Prosper Celina 1212 S Preston Rd. STE. #120, Celina, TX

    Listing date May 5, 2026

    MLS# 21210011 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.

    Overview

    North Texas Country Living Property

    Located in Honey Grove, this North Texas property offers peaceful country living on over 25 scenic acres. The property provides privacy, space, and convenient highway access. The 2,067 square foot home includes 3 bedrooms and 2 full bathrooms with a comfortable layout, a large sunroom, and two outdoor decks overlooking the pond. The property is suited for a homestead, Airbnb investment, or future development. A large shop and garage are equipped with electric and a built-in carport. The property also features an underground storm shelter that can fit 4-6 people, and a 4-acre pond with Bigmouth Bass, a floating and moveable pond deck, and a 10ft fishing boat. The front gate has a solar powered keypad, and the backyard is fenced, leading to the pond. The area is experiencing increased attention due to nearby outdoor recreation and lake development. This property is suited for a private country residence, hobby ranch, recreational retreat, or land investment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Auto Parts Store Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.896592
    Latitude
    33.597528

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    FAQs

    What type of property is this?
    Farm - 25+ acre property with home, pond, and shop.
    Where is this farm located?
    The property is located at 17311 E Us-82 Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: 25+ Acres of Scenic Land: Offers privacy and space.; Large Shop/Garage with Electric and Carport: Provides ample space for hobbies or storage.; 4‑Acre Pond with Bass, Floating Deck, and Boat: Enhances recreational opportunities.
    (972) 382-8882
    We can help!
    Listing Contact
    Farrah Zargaran
    Real Estate License ID: 0672874
    Learn More
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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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