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    Lakeview Homesite in Gated Community Title is generated by Realmo AI

    390 Waters Edge Way, Dodd City, TX 75438

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    Claim this Listing
    For Sale
    $199,000

    LAND - Dodd City, TX

    Lot size:
    1.19 Acres
    Added:
    Apr 16, 2026
    Days on Market:
    52
    Last Refresh:
    Jun 6 at 5:06 am

    Property Features for 390 Waters Edge Way

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    000000139901
    Lot size
    1.19 Acres

    Taxes and HOA fees

    Tax Description
    BOIS D'ARC SHORES, LOT 29, ACRES 1.19
    Tax Annual Amount
    2321

    We can help!

    Listing Contact
    Ashley Cypert

    Listing agent Ashley Cypert License #0746253

    Listing office EXP REALTY Austin, TX

    Listing date Apr 16, 2026

    MLS# 21048790 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

    • Lot 29 in Bois d'Arc Shores: 1.19‑acre lakeview homesite in a private, gated community
    • Lake community on the shores of Bois d'Arc Lake, with access to a lakeside park
    • Amenities include pickleball court, dog park, and covered boat slips
    • Underground utilities and paved roads available
    • Convenient access: about 30 minutes to Sherman and about 1 hour to Dallas
    • Bring your own builder and build at your pace

    Overview

    Discover Lot 29 at Bois d'Arc Shores, a 1.19-acre lakeview homesite within a private, gated community. The property is positioned on the shores of Bois d'Arc Lake and includes underground utilities and paved roads for a cleaner, more convenient build process. Owners can choose to build at their pace and bring their own builder, making it well-suited for buyers looking for a custom home site designed around the lake setting.

    Bois d'Arc Shores offers access to community amenities including a lakeside park, pickleball court, dog park, and covered boat slips. The development’s limited public access is designed to help preserve a quieter lakeside environment and support outdoor recreation, including fishing.

    This lot is an attractive fit for investors or owner-builders seeking a dedicated lakeview location in a planned community where utilities and site access are already in place. It also appeals to buyers who want a second-home or primary residence concept that centers on lake access, with the flexibility to tailor the final design through a custom build.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Dodd City
    County
    Fannin
    State
    Texas
    Longitude
    -96.045
    Latitude
    33.5552

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    FAQs

    What type of property is this?
    Residential land & home lot - Build a custom lakefront home on a gated, amenity-equipped homesite with underground utilities and paved access.
    Where is this residential land & home lot located?
    The property is located at 390 Waters Edge Way Dodd City, TX.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: Lot 29 in Bois d'Arc Shores: 1.19‑acre lakeview homesite in a private, gated community; Lake community on the shores of Bois d'Arc Lake, with access to a lakeside park; Amenities include pickleball court, dog park, and covered boat slips
    (888) 519-7431
    We can help!
    Listing Contact
    Ashley Cypert
    Real Estate License ID: 0746253
    Learn More
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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.

    More about this property
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