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    Cleared Lot in Gated Resort Title is generated by Realmo AI

    185 Great Waters Street, Gordonville, TX 76245

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    LAND - Gordonville, TX

    Lot size:
    0.17 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    36
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 185 Great Waters Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared
    Standard status
    Active
    APN
    440331
    Lot size
    0.17 Acres

    Taxes and HOA fees

    Tax Description
    CABO DE SOL ADDITION PHASE 1-B, BLOCK H, LOT 21,

    Utilities

    Sewer type
    Private Sewer
    Water source
    Private

    We can help!

    Listing Contact
    Mark Hudson
    Mark Hudson

    Listing agent Mark Hudson License #0785970

    Listing office Steve Cook & Co, REALTORS Pottsboro, TX

    Listing date Apr 29, 2026

    MLS# 21070879 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

    • Cleared lot in Rock Creek, a master planned, gated community on the Texas shores of Lake Texoma
    • Rock Creek resort spans 1,300 acres and features a Jack Nicklaus designed 18‑hole golf course with clubhouse, restaurant, and pro‑shop
    • Golf membership initiation fee transfers with lot purchase (contact resort for membership info)
    • Resort amenities include a fitness facility, tennis courts, and a community pool
    • Community marina with boat slips and a private boat launch
    • Private water and private sewer available; no time limit to build with a minimum home size of 1,800 SF

    Overview

    This cleared, residential buildable lot is located within Rock Creek, a master-planned, gated resort community on the Texas shores of Lake Texoma. The property is offered as a land parcel with a stated minimum build requirement of 1,800 square feet, and there is no time limit to build. For buyers looking to secure a site in a lifestyle community, the lot’s current cleared condition supports an efficient path toward site development.

    Rock Creek is a 1,300-acre resort with a Jack Nicklaus-designed 18-hole golf course and clubhouse, along with a restaurant and pro-shop. Additional amenities listed include a fitness facility, tennis courts, a community pool, and a marina with boat slips and a private boat launch.

    This lot should appeal to prospective homeowners who want the flexibility to plan a custom build at a residential minimum size while living within an established amenity-driven community. Golf membership initiation fee transfers with lot purchase, and prospective buyers can contact the resort directly for membership details.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Auto Repair Shop Kitchen & Bath Showroom Storage Facility Home Appliance Store Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Gordonville
    County
    Grayson
    State
    Texas
    Longitude
    -96.8872
    Latitude
    33.8367

    Nearby Similar for Sale

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    • $3,850,000

      Texas Ranch with Country Homes

      Generous ranch acreage near Lake Texoma with two homes, stocked tanks, and outbuildings suited for a working lifestyle.
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    • $180,000

      Secluded Land Near Lake Texoma

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      Unzoned Development Land Tract

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    FAQs

    What type of property is this?
    Residential land & home lot - Build a primary residence without a time limit in a gated Lake Texoma community with resort-style amenities.
    Where is this residential land & home lot located?
    The property is located at 185 Great Waters Street Gordonville, 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: Cleared lot in Rock Creek, a master planned, gated community on the Texas shores of Lake Texoma; Rock Creek resort spans 1,300 acres and features a Jack Nicklaus designed 18‑hole golf course with clubhouse, restaurant, and pro‑shop; Golf membership initiation fee transfers with lot purchase (contact resort for membership info)
    (903) 786-3355
    We can help!
    Listing Contact
    Mark Hudson
    Mark Hudson
    Real Estate License ID: 0785970
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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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