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    Ag-Exempt Ranch Land Tract Title is generated by Realmo AI

    3 Cottonwood Trail, Poolville, TX 76487

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    Claim this Listing
    For Sale
    $175,000

    LAND - Poolville, TX

    Lot size:
    5.00 Acres
    Added:
    Apr 20, 2026
    Days on Market:
    47
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for 3 Cottonwood Trail

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0000000000
    Lot size
    5.00 Acres

    We can help!

    Listing Contact
    Ryan Zamarron

    Listing agent Ryan Zamarron License #0690932

    Listing office Zeal, REALTORS Weatherford, TX

    Listing date Apr 20, 2026

    MLS# 21239124 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

    • 5‑acre AG exempt land in Echo Grove (Parker County)
    • No city taxes and no HOA; no water bill
    • Restrictions include allowances for temporary on‑site living and RVs
    • Animal allowances include horses, cattle, and chickens
    • Permitted housing options include guest houses and second homes
    • No time limit to build (buy now and build later)

    Overview

    This 5-acre ag-exempt ranchette in Echo Grove is an open land tract with scattered trees, offering room for a future residence and country lifestyle. The property has restrictions intended to protect your investment while still allowing customization. Prior hay production was cited as having been used with the ag-exempt status, giving it practical value for agricultural use or those planning to build later.

    Echo Grove is described as having no city taxes and no HOA, with no water bill. The site permits animals such as horses, cattle, and chickens, and it also allows temporary on-site living and RVs. Guest houses and second homes are permitted, and the listing notes no time limit to start building, which can appeal to buyers who want to acquire land now and decide on improvements later. Echo Grove is marketed as being about 25 minutes from Weatherford and under an hour from downtown Fort Worth.

    For prospective owners, this tract is a strong fit for anyone seeking a rural, investment-minded property with agricultural flexibility, animal allowances, and the ability to use RVs or temporary living while planning a long-term build. It is positioned for multi-generational living and supports multiple home types, including barndominiums, semi-custom homes, and builds with the preferred Zeal Home Builder.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Spa & Massage Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Poolville
    County
    Parker
    State
    Texas
    Longitude
    -97.92021
    Latitude
    32.955157

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 5-acre ranchette offers open, tree-dotted land with ag-exempt use and flexible construction timing, free of city taxes and HOA.
    Where is this agricultural land / farmland located?
    The property is located at 3 Cottonwood Trail Poolville, TX.
    What is the asking price?
    The asking price for this property is $175,000.
    What are key features of this property?
    This property features: 5‑acre AG exempt land in Echo Grove (Parker County); No city taxes and no HOA; no water bill; Restrictions include allowances for temporary on‑site living and RVs
    (817) 382-2110
    We can help!
    Listing Contact
    Ryan Zamarron
    Real Estate License ID: 0690932
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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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