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    Waterfront Ranch Land with Private Road Title is generated by Realmo AI

    195 Smith Ranch Road, Collinsville, TX 76271

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    Claim this Listing
    For Sale
    $799,250

    LAND - Collinsville, TX

    Lot size:
    12.85 Acres
    Added:
    May 5, 2026
    Days on Market:
    32
    Last Refresh:
    Jun 5 at 2:06 am

    Property Features for 195 Smith Ranch Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Boat, RV
    Vegetation
    Grassed, Wooded
    Standard status
    Active
    APN
    438283
    Lot size
    12.85 Acres

    Taxes and HOA fees

    Tax Description
    SMITH RANCH ESTATES, BLOCK A, LOT 6, ACRES 12
    Tax Annual Amount
    6

    Utilities

    Water front features
    Lake Front, Waterfront
    Water front
    1

    We can help!

    Listing Contact
    EDDIE WILLIAMS

    Listing agent EDDIE WILLIAMS License #0467652

    Listing office WILLIAMS & WILLIAMS, REALTORS Denton, TX

    Listing date May 5, 2026

    MLS# 20798961 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

    • 12.851‑acre lakefront tract with waterfront features on Lake Ray Roberts
    • Includes boat and RV parking features
    • Property includes a private stocked fishing pond
    • Rolling terrain with established century‑old pecan and oak trees plus desirable sandy loam and coastal pastures
    • Lightly deed restricted to help maintain the land’s integrity
    • Woodbine Water and PenTex Electric available with access for a water meter

    Overview

    This waterfront land offering sits along the shores of Lake Ray Roberts and features expansive lake views from the water’s edge. The property includes picturesque rolling terrain with a mix of established century-old pecan and oak trees, desirable sandy loam, and improved lush coastal pastures. A beautiful private stocked fishing pond adds to the on-site recreation, and the tract is described as providing several building sites for a ranch home or weekend getaway. Access is supported by a private road, and the land is lightly deed restricted.

    Located in Collinsville, TX (Grayson County) at 195 Smith Ranch Road, the property is positioned for rural privacy while still offering convenient access to nearby communities. The remarks note less than 45 minutes to DFW, with Tioga and Pilot Point only minutes away, as well as the future Route of N Toll Rd Outer Loop. Outdoor options in the area include Johnson Branch State Park, with fishing, hiking, biking, horseback riding, and boating activities.

    The configuration and mix of pasture, trees, and water frontage make this tract well-suited to agricultural uses, including raising horses and livestock, as well as buyers seeking a retreat-style property with multiple home site opportunities. Utilities are described as available, with Woodbine Water and PenTex Electric accessible for a water meter. The remarks also indicate eligibility for an ag exemption and that there are no city taxes, with school options referenced as Callisburg schools or Tioga open enrollment.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Collinsville
    County
    Grayson
    State
    Texas
    Longitude
    -96.857
    Latitude
    33.4762

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    FAQs

    What type of property is this?
    Waterfront Land - Lakefront tract with stocked fishing pond, rolling terrain, and multiple building sites for ranch or recreation.
    Where is this waterfront land located?
    The property is located at 195 Smith Ranch Road Collinsville, TX.
    What is the asking price?
    The asking price for this property is $799,250.
    What are key features of this property?
    This property features: 12.851‑acre lakefront tract with waterfront features on Lake Ray Roberts; Includes boat and RV parking features; Property includes a private stocked fishing pond
    (940) 383-2712
    We can help!
    Listing Contact
    EDDIE WILLIAMS
    Real Estate License ID: 0467652
    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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