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    Waterfront Community Homesite Title is generated by Realmo AI

    273 Toscana Circle, Gordonville, TX 76245

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    Claim this Listing
    For Sale
    $35,000

    LAND - Gordonville, TX

    Lot size:
    0.20 Acres
    Added:
    Feb 13, 2026
    Days on Market:
    110
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 273 Toscana Circle

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    272639
    Lot size
    0.20 Acres

    Taxes and HOA fees

    Tax Description
    TOSCANA ADDITION, BLOCK A, LOT 23, ACRES .202
    Tax Annual Amount
    400

    Utilities

    Sewer type
    Private Sewer
    Water source
    Private

    We can help!

    Listing Contact
    Matt Solis

    Listing agent Matt Solis License #0790902

    Listing office RoomWise Property Management, LLC El Paso, TX

    Listing date Feb 13, 2026

    MLS# 21132195 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

    • Homesite in the private Rock Creek community on the Texas side of Lake Texoma
    • Gated and guarded community with private water and private sewer service
    • Mandatory Gold Resort Membership is $106.25 per month, in addition to HOA dues
    • Rock Creek amenities include Nicklaus Design golf course, pro shop, and clubhouse with dining
    • Marina access with ship store plus tennis courts
    • No survey available

    Overview

    This Lake Texoma homesite is offered in the private Rock Creek community on the Texas side of the lake. The property is positioned for lake-area living with access to resort-style amenities, including a marina with ship store and immediate connectivity to golf-related facilities. Residents also enjoy tennis courts, a clubhouse with dining, and an active social calendar. Central sewer service is available, and the community operates as a gated and guarded environment. A mandatory Gold Resort Membership is required in addition to HOA dues, and a survey is not available.

    The lot is located at 273 Toscana Circle in Gordonville, Texas, within Grayson County. Rock Creek is designed around the golf course experience and shoreline access, providing a secure setting for buyers who want to secure a homesite now and plan their build later.

    For prospective owners, this is a practical fit for anyone looking to develop a personal lake retreat or a second-home project with established resort amenities already in place. The combination of marina access, Nicklaus Design golf course involvement, and central sewer makes it well-suited for buyers who want to use a structured community timeline while planning their build.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Spa & Massage Center Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Gordonville
    County
    Grayson
    State
    Texas
    Longitude
    -96.8960843
    Latitude
    33.8482564

    Nearby Similar for Sale

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      Nearly 2-acre tract with excellent visibility for commercial development near major road intersections.
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    • $3,850,000

      Texas Ranch with Country Homes

      Generous ranch acreage near Lake Texoma with two homes, stocked tanks, and outbuildings suited for a working lifestyle.
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    • $180,000

      Secluded Land Near Lake Texoma

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    • $299,995

      Unzoned Development Land Tract

      Unzoned acreage near Riddle Road, ready for flexible planning with water and electric service available.
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    FAQs

    What type of property is this?
    Waterfront Land - Build on your timeline in a gated Lake Texoma community with golf and marina access.
    Where is this waterfront land located?
    The property is located at 273 Toscana Circle Gordonville, TX.
    What is the asking price?
    The asking price for this property is $35,000.
    What are key features of this property?
    This property features: Homesite in the private Rock Creek community on the Texas side of Lake Texoma; Gated and guarded community with private water and private sewer service; Mandatory Gold Resort Membership is $106.25 per month, in addition to HOA dues
    (512) 800-6984
    We can help!
    Listing Contact
    Matt Solis
    Real Estate License ID: 0790902
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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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