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    Unrestricted Ag-Exempt Recreational Land Title is generated by Realmo AI

    26.02 AC N Fm 129, Santo, TX 76472

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    Claim this Listing
    For Sale
    $485,000

    LAND - Santo, TX

    Lot size:
    26.02 Acres
    Added:
    Apr 2, 2026
    Days on Market:
    63
    Last Refresh:
    Jun 3 at 6:06 am

    Property Features for 26.02 AC N Fm 129

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed, Brush, Cleared
    Standard status
    Active
    APN
    565666
    Lot size
    26.02 Acres

    Taxes and HOA fees

    Tax Description
    AB 763 TR 4-4A T&P RY CO #472 (IMP ONLY--NTA0
    Tax Annual Amount
    785

    We can help!

    Listing Contact
    Jenna Sims
    Jenna Sims

    Listing agent Jenna Sims License #TX0679015

    Listing office Cornerstone Home and Ranch Mineral Wells, TX

    Listing date Apr 2, 2026

    MLS# 21182287 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

    • 26+ acres of unrestricted land with AG exempt status
    • High‑speed fiber internet available
    • Open pasture plus dense hardwood cover with mature oaks and tree‑lined trails
    • Abundant wildlife noted, including whitetail deer and turkey (also mentions aoudad and more)
    • Paved road frontage with views of the Palo Pinto County hillside
    • Close access: about 7 miles to I‑20; 6 miles to Turkey Peak Reservoir (completion slated for 2028); 8.8 miles to Lake Palo Pinto; 4.5 miles to Santo, TX

    Overview

    Set on 26.02 acres, this unrestricted, agricultural-exempt property blends open pasture with dense hardwood cover, including mature oaks and other native trees. The land includes tree-covered trails for riding or exploring, along with abundant local wildlife such as whitetail deer, turkey, and aoudad. It also offers an outdoor setting with scenic hillside views in Palo Pinto County.

    The property features paved road frontage and a secluded feel, while remaining connected to nearby conveniences. It is about 7 miles to I-20 for access toward Weatherford and the DFW metroplex, roughly 6 miles from the new Turkey Peak Reservoir (slated for completion in 2028), and approximately 8.8 miles to Lake Palo Pinto. The town of Santo, TX is about 4.5 miles away.

    This site is well suited for buyers looking for rural privacy with practical connectivity, as high-speed fiber internet is available. Whether your intent is grazing, hunting, a weekend recreational retreat, or a longer-term hold, the combination of pasture, wooded cover, and quiet terrain supports a range of personal and investment-oriented plans.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Santo
    County
    Palo Pinto
    State
    Texas
    Longitude
    -98.122565
    Latitude
    32.662324

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Unrestricted, ag-exempt acreage with paved road frontage, native hardwood cover, and fiber internet available for flexible recreation or use.
    Where is this agricultural land / farmland located?
    The property is located at 26.02 AC N Fm 129 Santo, TX.
    What is the asking price?
    The asking price for this property is $485,000.
    What are key features of this property?
    This property features: 26+ acres of unrestricted land with AG exempt status; High‑speed fiber internet available; Open pasture plus dense hardwood cover with mature oaks and tree‑lined trails
    (940) 452-7915
    We can help!
    Listing Contact
    Jenna Sims
    Jenna Sims
    Real Estate License ID: TX0679015
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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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