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    Rural Acreage with Two Ponds Title is generated by Realmo AI

    3488 Vz County Road 3812, Wills Point, TX 75169

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    For Sale
    $579,000

    LAND - Other - Wills Point, TX

    Lot size:
    48.00 Acres
    Added:
    May 29, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 3 at 6:06 am

    Property Features for 3488 Vz County Road 3812

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R000040273
    Lot size
    48.00 Acres

    Taxes and HOA fees

    Tax Description
    N D WALLING
    Tax Annual Amount
    219

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Delanee Clark
    Delanee Clark

    Listing agent Delanee Clark License #0710720

    Listing office RE/MAX Landmark Terrell, TX

    Listing date May 29, 2026

    MLS# 21082635 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

    • 48+/- acres in East Texas with open pastures and scattered mature trees
    • Two ponds on the property, supporting livestock, hay production, or recreational use
    • No known restrictions reported; suitable for a custom home, barndominium, or manufactured home
    • Access via County Road 3812 (1.2 miles) and nearby FM 2728 (2.1 miles) and FM 751 (2.5 miles)
    • MacBee Water serves the area; one water meter purchased and currently being installed
    • Additional acreage available as part of a full 58+/- acre offering or separately

    Overview

    This offering presents a rural tract well suited for an at-home escape or an expanded agricultural setup, featuring two ponds, scattered mature trees, and open pastures. The land offers space for horses, cattle, gardening, or recreational use, with a layout that supports both active use and quiet enjoyment.

    Access is straightforward for a property of this character. The land is located about 1.2 miles from County Road 3812, described as an all-weather road, and it is also positioned within a short drive to FM 2728 toward Terrell and FM 751. MacBee Water serves the area, and one water meter has already been purchased and is in the process of being installed.

    For buyers and operators seeking land for a custom home, barndominium, or manufactured home, this tract provides the acreage and natural features typically associated with self-directed country living. It also fits well for those looking to run livestock or plan hay production, while still having room for future growth, including the option of additional acreage that is available separately or as part of a larger 58+/- acre package.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.069
    Latitude
    32.777302

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 48+ acres with two ponds and open pastures for livestock, hay production, or country recreation near all-weather roads.
    Where is this agricultural land / farmland located?
    The property is located at 3488 Vz County Road 3812 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $579,000.
    What are key features of this property?
    This property features: 48+/- acres in East Texas with open pastures and scattered mature trees; Two ponds on the property, supporting livestock, hay production, or recreational use; No known restrictions reported; suitable for a custom home, barndominium, or manufactured home
    (972) 524-2525
    We can help!
    Listing Contact
    Delanee Clark
    Delanee Clark
    Real Estate License ID: 0710720
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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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