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    Lake View Residential Lot Title is generated by Realmo AI

    TBD 2 Inverness Drive, Graford, TX 76449

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    Claim this Listing
    Pending
    $34,000

    LAND - Graford, TX

    Lot size:
    0.12 Acres
    Added:
    May 23, 2026
    Days on Market:
    14
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for TBD 2 Inverness Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    13211
    Lot size
    0.12 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 0.115 CLIFFS PHASE VII LOT 41 G#C0250-
    Tax Annual Amount
    231

    Utilities

    Sewer type
    Private Sewer
    Water source
    Private

    We can help!

    Listing Contact
    Julie Bologna
    Julie Bologna

    Listing agent Julie Bologna License #0639175

    Listing office eXp Realty LLC Austin, TX

    Listing date May 23, 2026

    MLS# 20832859 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

    • Buildable lot with private water and private sewer (private sewer).
    • Lot 41 offers second‑story lake views of Possum Kingdom Lake.
    • HOA includes complimentary 36 rounds of golf annually with access to the 18‑hole championship course.
    • Cliffs Resort amenities include a gated community, full service marina, restaurant, fitness center, spa, and tennis courts.
    • Cliffs Resort also features a hotel, two swimming pools, dry boat storage, conference center, and beach access.

    Overview

    This residential lot in the Cliffs Resort community offers striking second-story lake views of Possum Kingdom Lake. Lot 41 is positioned for buyers looking to build a custom home, with several building options available and the ability to bring your own builder. At approximately 0.115 acres, the property is designed to fit thoughtfully into the resort’s homebuilding plan while preserving the premium view outlook.

    The community is gated and built around a full suite of resort amenities. Residents have access to a full-service marina, a restaurant, fitness center, spa, tennis courts, and a hotel, along with two swimming pools and a dry boat storage facility. A conference center and beach are also available for community gatherings and recreation, making it well-suited for both everyday enjoyment and weekend getaways. In addition, the HOA includes complimentary 36 rounds of golf annually on their 18-hole championship course.

    For buyers seeking a custom build with a standout water-view setting, this lot provides a clear path to personalization without sacrificing access to the resort lifestyle. It’s a strong fit for prospective homeowners who want to live at the lake and take advantage of the amenities that come with membership in the Cliffs Resort community.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Hotel & Motel Gym & Fitness Center Restaurant Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Graford
    County
    Palo Pinto
    State
    Texas
    Longitude
    -98.44603
    Latitude
    32.853648

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    FAQs

    What type of property is this?
    Waterfront Land - Residential lot with second-story lake views, within a gated resort offering marina, pools, spa, and annual golf.
    Where is this waterfront land located?
    The property is located at TBD 2 Inverness Drive Graford, TX.
    What is the asking price?
    The asking price for this property is $34,000.
    What are key features of this property?
    This property features: Buildable lot with private water and private sewer (private sewer).; Lot 41 offers second‑story lake views of Possum Kingdom Lake.; HOA includes complimentary 36 rounds of golf annually with access to the 18‑hole championship course.
    (888) 519-7431
    We can help!
    Listing Contact
    Julie Bologna
    Julie Bologna
    Real Estate License ID: 0639175
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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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