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    Fenced Ranch Land with Stocked Pond Title is generated by Realmo AI

    3201 Fm 2194, Farmersville, TX 75442

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    For Sale
    $1,149,000

    LAND - Farmersville, TX

    Lot size:
    32.90 Acres
    Added:
    Apr 16, 2026
    Days on Market:
    50
    Last Refresh:
    Jun 4 at 1:06 pm

    Property Features for 3201 Fm 2194

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Cleared, Brush, Crops, Grassed
    Exterior features
    RvHookup, Storage
    Fencing
    Gate, Fenced
    Standard status
    Active
    APN
    R684200000301
    Lot size
    32.90 Acres

    Taxes and HOA fees

    Tax Description
    ABS A0842 NELSON STEATS SURVEY, TRACT 3, 32.9
    Tax Annual Amount
    438

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Water source
    Public

    Building Details

    Additional Structures
    Storage, Barn(s)

    We can help!

    Listing Contact
    Katy Hubener
    Katy Hubener

    Listing agent Katy Hubener License #0521061

    Listing office Crescent Real Estate Group-DFW Duncanville, TX

    Listing date Apr 16, 2026

    MLS# 21026231 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

    • 32.9‑acre ranch land in Collin County with a mix of cleared pasture and wooded areas plus native grasses
    • Fully fenced with barbed wire and metal fencing, suited for cattle and horses
    • 1‑acre stocked pond with bass and crappie, including a small island
    • Seasonal creek along the back of the property that attracts deer and hogs
    • Improvements include a 25x60 horse barn and a 20x20 storage barn; RV hookup and storage included
    • Utilities include public water (septic tank) and propane; two electric meters via co‑op and asphalt road frontage along FM Road, City Street, and County Road

    Overview

    This 32.9-acre ranch property offers a practical mix of pasture and wooded areas, with flat ground and gently rolling topography. The land is fully fenced with barbed wire and metal and is described as being well-suited for cattle, horses, or other livestock. Improvements include a 25x60 horse barn and a 20x20 storage barn for equipment or feed. Electricity is available via two electric meters provided through the co-op, and an easement provides close access to a water line. A 1-acre stocked pond with an island supports fishing and outdoor recreation, and a seasonal creek at the back of the property attracts wildlife.

    Access is supported by asphalt road frontage along an FM Road, City Street, and County Road, allowing for multiple access points. The property is also noted as ag exempt, which may help support lower property taxes. Buyer to verify all details, including room dimensions, school boundaries, zoning, and MLS information. The property is currently occupied, is a go-show with no appointment needed, and should be entered at your own risk as snakes have been spotted.

    For buyers seeking a functional ranch setting, the fencing, livestock configuration, barns, and water/electric access are aligned with day-to-day horse and cattle use. For long-term investors or land owners considering future plans, the partially cleared nature, privacy from tree lines, and road frontage provide a base for potential uses such as additional development or a rural homestead lifestyle, subject to verification.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Farmersville
    County
    Collin
    State
    Texas
    Longitude
    -96.3274202
    Latitude
    33.2028516

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    FAQs

    What type of property is this?
    Ranch - Partially cleared and wooded, fully fenced acreage with barns, electricity access, and a stocked fishing pond.
    Where is this ranch located?
    The property is located at 3201 Fm 2194 Farmersville, TX.
    What is the asking price?
    The asking price for this property is $1,149,000.
    What are key features of this property?
    This property features: 32.9‑acre ranch land in Collin County with a mix of cleared pasture and wooded areas plus native grasses; Fully fenced with barbed wire and metal fencing, suited for cattle and horses; 1‑acre stocked pond with bass and crappie, including a small island
    (972) 765-9011
    We can help!
    Listing Contact
    Katy Hubener
    Katy Hubener
    Real Estate License ID: 0521061
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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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