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    Lakeside Equestrian Acreage Retreat Title is generated by Realmo AI

    182 Huts Crossing Road, Sadler, TX 76264

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    For Sale
    $969,000

    Lakeside 15.75-acre property with pasture, wooded acreage, and dedicated equestrian outbuildings for private country living.

    Type:Farm
    Property size:
    1,832 SF
    Lot size:
    15.75 Acres
    Price / SF:
    $528/SF
    Added:
    Apr 1, 2026
    Days on Market:
    66
    Last Refresh:
    Jun 5 at 2:02 am

    Property Features for 182 Huts Crossing Road

    General Information

    Standard status
    Active
    Size
    1,832 SF
    Lot size
    15.75 Acres
    Property subtype
    Farm

    Building Details

    Year Built
    1981

    We can help!

    Listing Contact
    Edwin Jones

    Listing agent Edwin Jones

    Listing office C21 Fine Homes Judge Fite

    Listing date Apr 1, 2026

    Source Xome

    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 C21 Fine Homes Judge Fite

    HighLights

    • 15.75‑acre lakeside property with lake and water views, including fenced yard and water‑front access.
    • Private lake shared with only four neighbors, with lake/water views from the home.
    • Recent improvements: roof replaced (Apr 2023) and septic system replaced (Feb 2026), including gutters with leaf screens.
    • Dedicated equestrian outbuildings: tack barn plus loafing shed with two kennels.
    • Shop and parking: oversized 2‑car detached garage and large shop with multiple 220V outlets.
    • Utilities include GCEC electric, NW Grayson Water District water, and fiber internet available; home has central air and a heat pump.

    Overview

    This for-sale lakeside acreage offers a well-maintained, updated home on approximately 15.75 acres with open pasture and wooded areas. The property is set up for privacy, with the home positioned at the end of a long drive in a secluded area with paved roads and no through traffic. Outdoor amenities include an oversized 2-car detached garage, a large shop with multiple 220V outlets, a tack barn, and a loafing shed with two kennels. Recent improvements include a septic system replacement in February 2026 and a roof replacement in April 2023, along with gutters with leaf screens.

    A major feature of the property is its access to a stocked private lake shared with only four neighbors, providing panoramic water views and an established setting for wildlife viewing. Utility services include GCEC electric, NW Grayson Water District water, and available fiber internet. The property is located minutes from Whitesboro, Rock Creek Golf Club, and Lake Texoma, and approximately 25 minutes from Sherman.

    For buyers seeking a self-contained rural estate, this configuration supports lifestyle and animal-focused use, with pasture, wooded acreage, and purpose-built horse facilities already in place. The shop and detached garage add practical space for storage and projects, while the recent septic and roof updates help reduce near-term maintenance concerns. The seller is also considering offers on three adjacent parcels not included in this listing, which may allow assembly into a larger contiguous estate.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Restaurant Accounting Firm Pet Store Pet Grooming Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Sadler
    County
    Grayson
    State
    Texas
    Longitude
    -96.8554097
    Latitude
    33.7856715

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    FAQs

    What type of property is this?
    Horse & equestrian property - Lakeside 15.75-acre property with pasture, wooded acreage, and dedicated equestrian outbuildings for private country living.
    Where is this horse & equestrian property located?
    The property is located at 182 Huts Crossing Road Sadler, TX.
    What is the asking price?
    The asking price for this property is $969,000.
    What are key features of this property?
    This property features: 15.75‑acre lakeside property with lake and water views, including fenced yard and water‑front access.; Private lake shared with only four neighbors, with lake/water views from the home.; Recent improvements: roof replaced (Apr 2023) and septic system replaced (Feb 2026), including gutters with leaf screens.
    (469) 329-1828
    We can help!
    Listing Contact
    Edwin Jones
    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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