Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Heavily Wooded Land in Fairfield Title is generated by Realmo AI

    Lot 33 High View Dr E, Fairfield, TX 75840

    View on Map
    Claim this Listing
    For Sale
    $274,990

    Unimproved Land - Fairfield, TX

    Type:Unimproved Land
    Lot size:
    13.30 Acres
    Added:
    May 1, 2026
    Days on Market:
    18
    Last Refresh:
    May 18 at 6:06 pm

    Property Features for Lot 33 High View Dr E

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    68226
    Lot size
    13.30 Acres

    Taxes and HOA fees

    Expense value
    600
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Annually

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Stacy Byassee
    Stacy Byassee

    Listing agent Stacy Byassee License #0575770

    Listing office Fathom Realty, LLC 6841 Virginia Pkwy #103-448, McKinney, TX

    Listing date May 1, 2026

    MLS# 21257372 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

    • Premium 13.3‑acre heavily wooded lot in upscale, gated Morning Star Ranch.
    • Best value per acre in the development with AG exemption.
    • Conveniently located halfway between Houston and Dallas.
    • No time frame to build; bring your own builder (minimum 1400 SF).
    • Underground utilities (municipal water, electric, fiber optic) and paved roads.
    • Low Freestone County property tax rate and Fairfield ISD with an A rating.

    Overview

    This 13.3-acre lot, located in the gated Morning Star Ranch development in Freestone County, offers an ideal setting for building a custom home. Situated on a cul-de-sac, the level and heavily wooded acreage provides a premium homesite. The property benefits from an AG exemption and underground utilities, including municipal water, electric, and fiber optic. There is no time frame to build, and owners can bring their own builder, with a minimum build size of 1400 square feet. The development features paved roads, a gated entrance, and allows for septic systems. Owners can have up to 4 structures per site, and livestock and horses are permitted. Located halfway between Houston and Dallas, the property offers convenient access to local shopping in Fairfield and larger retail options in Palestine. Fairfield ISD has an A rating. The property is located in a gated community and offers a low Freestone County property tax rate.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Fairfield
    County
    Freestone
    State
    Texas
    Longitude
    -96.1239
    Latitude
    31.8162

    Nearby Similar for Sale

    • $750,000
      5,600 SF

      Versatile Commercial Property on Highway 75

      10+ acres, ideal for education, medical, or oil/gas.
      424 State Highway 75 S, Fairfield, TX 75840
      View Details
    • $1,450,000

      Established Auto Business For Sale

      Turn-key auto service shop with real estate and existing contracts.
      141 N Fairway, Fairfield, TX 75840
      View Details
    • $562,500
      2,858 SF

      Fairfield Farm/Ranch on 27 Acres

      Three-bedroom home on 27 acres near Fairfield, Texas.
      649 E US Highway 84, Fairfield, TX 75840
      View Details
    • $425,000

      Fairfield Land with Steel Building

      2.06 acre mixed-use property with steel building and canopy.
      715 E Main Street, Fairfield, TX 75840
      View Details
    • $189,900

      Historic Commercial Building Near Courthouse

      Beautiful commercial building in the heart of Fairfield commerce.
      101 E Commerce Street, Fairfield, TX 75840
      View Details
    • $150,000

      Fairfield Land with Commercial Potential

      3.284 acres in Fairfield, ideal for commercial use.
      220 Williford Street, Fairfield, TX 75840
      View Details
    • $500,000

      50 Acres Recreational Land Fairfield

      50-acre recreational tract with ponds, creeks, and RV connection.
      210 FCR 521, Fairfield, TX 75840
      View Details
    • $315,000

      Versatile Ranchette in Freestone County

      21+ acre ranchette with cabin, barn, and agricultural exemption.
      130 FCR 505, Fairfield, TX 75840
      View Details
    • $1,700,000
      11,162 SF

      Prime Commercial Property on Highway

      Over an acre on Highway 84, less than mile from I45.
      475 W Commerce Street, Fairfield, TX 75840
      View Details
    • $35,000

      Fairfield Acreage with Mobile Home Option

      One-acre lot in Fairfield, TX, mobile homes allowed.
      Tbd Lot 9 FCR 540, Fairfield, TX 75840
      View Details
    • $35,000

      Fairfield, TX Unimproved Treed Land

      One-acre lot in Fairfield, TX, suitable for building or mobile homes.
      Tbd Lot 10 FCR 540, Fairfield, TX 75840
      View Details
    • $35,000

      Fairfield Acreage with Mobile Home Option

      One-acre lot in Fairfield, TX, mobile homes allowed.
      Tbd Lot 7 FCR 540, Fairfield, TX 75840
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 13.3 acres of premium land ready for your dream home.
    Where is this residential land & home lot located?
    The property is located at Lot 33 High View Dr E Fairfield, TX.
    What is the asking price?
    The asking price for this property is $274,990.
    What are key features of this property?
    This property features: Premium 13.3‑acre heavily wooded lot in upscale, gated Morning Star Ranch.; Best value per acre in the development with AG exemption.; Conveniently located halfway between Houston and Dallas.
    (888) 455-6040
    We can help!
    Listing Contact
    Stacy Byassee
    Stacy Byassee
    Real Estate License ID: 0575770
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Lot 33 High View Dr E, Fairfield, TX 75840
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!