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    Recreational Farmland with Stocked Pond Title is generated by Realmo AI

    3737 Fm 2965, Wills Point, TX 75169

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    For Sale
    $295,000

    LAND - Wills Point, TX

    Lot size:
    21.19 Acres
    Added:
    Feb 7, 2026
    Days on Market:
    116
    Last Refresh:
    Jun 3 at 6:06 am

    Property Features for 3737 Fm 2965

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R000114924
    Lot size
    21.19 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 21.190 ABST: 247 & 869 SUR: C H ELLIS
    Tax Annual Amount
    23

    We can help!

    Listing Contact
    Shane Gandy

    Listing agent Shane Gandy License #0677380

    Listing office Brews Realty Wills Point, TX

    Listing date Feb 7, 2026

    MLS# 21173430 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

    • 21.19‑acre tract in Wills Point with open pasture, scattered trees, and gently rolling terrain
    • Natural water feature: pond stocked with catfish, hybrid bluegill, and minnows
    • Access from a well‑maintained farm to market road
    • Water and electric available at the road
    • Shooting lane cleared for outdoor use
    • Deed restrictions to be filed: site‑built only home with minimum 1,800 sq ft

    Overview

    Offered for sale is a 21.19-acre East Texas property combining open pasture with scattered trees and mature tree lines that help create privacy across the land. The terrain is gently rolling, making it well-suited for a homesite, agricultural use, or recreational plans. A pond on the property is stocked with catfish, hybrid bluegill, and minnows, adding an immediate outdoor amenity for fishing and leisure. For outdoor recreation, a shooting lane has been cleared, and the property includes natural water features and picturesque views as the acreage opens up.

    Access is provided from a well-maintained farm-to-market road, giving the tract a rural feel while remaining practical for day-to-day use. Water and electric are available at the road. Common sense deed restrictions will be filed to help maintain the character of the property, including a requirement for a site-built home with a minimum size of 1,800 square feet.

    This land is a strong fit for buyers seeking space to build on and enjoy the outdoors, whether the end goal is a small ranch, a weekend retreat, or long-term land investment. With natural privacy, a stocked pond, and cleared space intended for shooting, it supports a range of recreational and lifestyle uses while still offering room for an agricultural-minded approach.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Law Firm Building Supply Nursing Home Nursing Home Butcher

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

    Location Insight

    • Map
    • Local Demand
    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.104978
    Latitude
    32.646356

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 21-acre East Texas tract with a catfish-stocked pond, open pasture, and utilities at the road, suited for homebuilding or recreation.
    Where is this agricultural land / farmland located?
    The property is located at 3737 Fm 2965 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $295,000.
    What are key features of this property?
    This property features: 21.19‑acre tract in Wills Point with open pasture, scattered trees, and gently rolling terrain; Natural water feature: pond stocked with catfish, hybrid bluegill, and minnows; Access from a well‑maintained farm to market road
    (214) 315-5917
    We can help!
    Listing Contact
    Shane Gandy
    Real Estate License ID: 0677380
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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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