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    Ag-Exempt Acreage with Road Frontage Title is generated by Realmo AI

    2400 New Hope Road, Cross Roads, TX 76227

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    Claim this Listing
    For Sale
    Under Contract
    $1,200,000

    LAND - Cross Roads, TX

    Lot size:
    10.35 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    73
    Last Refresh:
    Jun 3 at 8:06 pm

    Property Features for 2400 New Hope Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Brush
    Fencing
    Gate, Perimeter
    Standard status
    Active Under Contract
    APN
    R731648
    Lot size
    10.35 Acres

    Taxes and HOA fees

    Tax Description
    A1332A H. WHITE, TR 86F,87A, 10.351 ACRES
    Tax Annual Amount
    2

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Olga Lund
    Olga Lund

    Listing agent Olga Lund License #0605798

    Listing office Lund Realty Aubrey, TX

    Listing date Mar 23, 2026

    MLS# 21173005 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

    • 10.35‑acre ag‑exempt tract with flat to slightly rolling, usable land
    • Completely fenced property with secure private gate entry and perimeter fencing
    • Public water available; no floodway reported
    • Frontage on New Hope Road along the Highway 377 corridor with backing into the commercial sector
    • Acreage can be subdivided for flexibility
    • No HOA stated

    Overview

    Offered for sale at 2400 New Hope Road in Cross Roads, this 10.35-acre ag-exempt property presents a usable, buildable parcel with flat to slightly rolling terrain. The land is fenced and includes a secured, private gate entry, with a more elevated portion toward the back that offers open views. The property is described as having no floodway and includes a location advantage for long-range planning, including the potential to subdivide for flexibility. Ag-exempt status is in place, supporting a lower-tax structure while you plan your next use.

    The site sits along the Highway 377 corridor, with frontage on New Hope Road. The public remarks note the property backs into a more commercial sector and that New Hope Road is scheduled to expand into a four-lane roadway, which may enhance future access and visibility. While the property is described as tucked away for privacy, it is also presented as being within minutes of retail and employment options, including Walmart and the upcoming HEB, as well as proximity to Omni PGA Frisco, Universal Kids Resort, downtown Denton, UNT & TWU, and the broader DFW area.

    This acreage suits buyers seeking privacy with functional land for residential, equestrian, or other planned development uses, especially where corridor exposure and the option to subdivide can create long-term value. For investors, the combination of ag-exempt standing, fencing, and corridor positioning provides a practical foundation to match the property to a phased plan.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Cross Roads
    County
    Milam
    State
    Texas
    Longitude
    -96.999825
    Latitude
    33.244965

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Fenced, mostly flat ag-exempt acreage with subdivision flexibility and strong corridor visibility along a major thoroughfare.
    Where is this agricultural land / farmland located?
    The property is located at 2400 New Hope Road Cross Roads, TX.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: 10.35‑acre ag‑exempt tract with flat to slightly rolling, usable land; Completely fenced property with secure private gate entry and perimeter fencing; Public water available; no floodway reported
    (817) 829-2386
    We can help!
    Listing Contact
    Olga Lund
    Olga Lund
    Real Estate License ID: 0605798
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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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