Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Cleared Recreational Land Tract Title is generated by Realmo AI

    Tract 2 Rock Springs School Rd, Montague, TX 76251

    View on Map
    Claim this Listing
    For Sale
    $300,000

    LAND - Montague, TX

    Lot size:
    20.00 Acres
    Added:
    Sep 25, 2025
    Days on Market:
    255
    Last Refresh:
    Jun 6 at 11:06 am

    Property Features for Tract 2 Rock Springs School Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed
    Standard status
    Active
    APN
    part of R000011830
    Lot size
    20.00 Acres

    We can help!

    Listing Contact
    Matt McLemore

    Listing agent Matt McLemore

    Listing office UCRE / McLemore Properties LLC TX

    Listing date Sep 25, 2025

    MLS# 21070265 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

    • Approx. 14 acres of cleared land, with the remainder featuring mature hardwoods
    • Gently rolling terrain with a 10‑ft drop near the seasonal creek on the north end
    • Deed restrictions apply
    • Three additional tracts are available with different cleared and treed land acreage

    Overview

    This listing offers a 20-acre land tract in a mix of cleared ground and established timber. Approximately 14 acres are cleared, with the remainder containing mature hardwoods. Terrain is gently rolling, with a reported 10-foot drop near a seasonal creek on the north end. Deed restrictions will apply to the property.

    Located in Montague, Texas, this tract is identified as Tract 2 on Rock Springs School Rd. The property’s natural variation and wooded acreage support recreational use while maintaining space for a future residential build. The creek-area change in grade is a distinctive site feature and may be a key consideration for how improvements are planned.

    This tract is a strong fit for buyers seeking a recreational property with room for a custom home, particularly those who want cleared land for flexibility while still having mature trees for privacy and landscape character. Because deed restrictions apply, prospective buyers should review the covenants before finalizing plans. Three additional tracts are available, each with different cleared and treed acreage, for buyers who want to compare configurations.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Montague
    County
    Montague
    State
    Texas
    Longitude
    -97.7299
    Latitude
    33.6772

    Nearby Similar for Sale

    • $1,299,900

      Ranch Estate with Insulated Shop

      Gated ranch with a 5-bedroom estate, insulated shop, pasture, ponds, and a wet-weather creek for versatile rural living.
      6831 State Highway 175, Montague, TX 76251
      View Details
    • $1,147,800

      Ranch Land with Farmhouse

      A fenced, cross-fenced ranch tract with a 2-bedroom farmhouse, equipment shed, livestock pens, and surface tanks for animals.
      2753 Big Tree Road, Montague, TX 76251
      View Details
    • $450,000

      Recreational Land with Spring-Fed Creek

      Spring-fed creek frontage, utilities on-site, and food-plot areas make this property well-suited for recreation and a future homesite.
      261 Catholic Cemetery Road, Montague, TX 76251
      View Details
    • $280,000

      Ranch-Style Farmland Tract

      A 20-acre ranchette tract with mature oak and cedar stands, sandy loam soil, and minimal restrictions.
      Tr 1 State Hwy 59, Montague, TX 76251
      View Details
    • $828,750

      Ranch-Style Acreage with Views

      65+ acres near Montague offers rolling terrain, mature oaks, and open pasture for grazing, recreation, or future homesites.
      Carminati, Montague, TX 76251
      View Details
    • $345,904

      Rural Homestead Acreage

      Secluded acreage with native grasses and workable soil, suited for site-built homes or barndominiums.
      1494 Alamo Road, Montague, TX 76251
      View Details
    • $396,000

      Recreational Ranch Land Tract

      Ranch and homestead-ready acreage with mature oaks and sandy loam soil, offering flexible tracts with minimal restrictions.
      Tr 4 Catholic Cemetery, Montague, TX 76251
      View Details
    • $4,507,200

      Turnkey Ranch Land

      Livestock-ready ranch with pasture, timber, creeks, ponds, and working pens for cattle, horses, or recreation.
      675 Hundley Road, Montague, TX 76251
      View Details

    FAQs

    What type of property is this?
    Recreation land - A gently rolling tract with mature hardwoods and seasonal creek features, suited for both recreation and a custom home site.
    Where is this recreation land located?
    The property is located at Tract 2 Rock Springs School Rd Montague, TX.
    What is the asking price?
    The asking price for this property is $300,000.
    What are key features of this property?
    This property features: Approx. 14 acres of cleared land, with the remainder featuring mature hardwoods; Gently rolling terrain with a 10‑ft drop near the seasonal creek on the north end; Deed restrictions apply
    (940) 574-4888
    We can help!
    Listing Contact
    Matt McLemore
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Tract 2 Rock Springs School Rd, Montague, TX 76251
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!