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    Agricultural Ranch with Barndominiums Title is generated by Realmo AI

    4333 Fm 2729, Whitewright, TX 75491

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    For Sale
    $6,800,000

    LAND - Whitewright, TX

    Lot size:
    170.44 Acres
    Added:
    Mar 24, 2026
    Days on Market:
    72
    Last Refresh:
    Jun 3 at 6:06 pm

    Property Features for 4333 Fm 2729

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    130099
    Lot size
    170.44 Acres

    Taxes and HOA fees

    Tax Description
    G-1347 WOMACK J P A-G1347, ACRES 136.347
    Tax Annual Amount
    4607

    Utilities

    Sewer type
    Septic Tank, Aerobic Septic

    Building Details

    Additional Structures
    Workshop

    We can help!

    Listing Contact
    Zexi Su

    Listing agent Zexi Su License #0791424

    Listing office Berkshire HathawayHS PenFed TX Flower Mound, TX

    Listing date Mar 24, 2026

    MLS# 20932442 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

    • 170.437‑acre Ag Exempt ranch in Grayson County with 3650 ft of paved FM road frontage
    • Land split into 85 acres of cultivated farmland and 85 acres of wooded/pasture with trails and scenic overlooks
    • Includes 2 barndominiums: one move‑in ready, the second needing some repair with a massive covered porch and fireplace
    • Large insulated metal shop plus an additional septic system
    • Septic services available with Aerobic Septic and a Septic Tank
    • No floodplain reported; utilities available; survey available

    Overview

    Offered as an ag-exempt ranch in Grayson County, this property totals 170.437 acres and blends cultivated farmland with wooded and pastureland. The ranch includes two barndominiums plus a large insulated metal shop with a septic system. One barndwominum is move-in ready and set in a park-like setting, while the second needs some repair and features a massive covered porch with a fireplace. Outdoors, the land is supported by trails and scenic overlooks, and it provides abundant wildlife, including whitetail deer. A utility connection is noted as available, and a survey is available. The property is also described as having no floodplain.

    Approximately 3,650 feet of paved FM road frontage provides practical visibility and direct access to the property. The ranch is located near major regional growth, with notes indicating it is about 9 miles from the new 30 billion dollar TI facility and about 5 billion Globitech project. Access to Sherman, McKinney, and Frisco is described as easy.

    This setup is well-suited to buyers looking for an estate or retreat with income and options, given the mix of ag acreage and recreational appeal. Investors and developers may find the paved frontage and combined home, shop, and land improvements appealing for future plans, while agricultural-minded users can also value the ag-exempt structure and working ground.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Whitewright
    County
    Grayson
    State
    Texas
    Longitude
    -96.474193
    Latitude
    33.471163

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    FAQs

    What type of property is this?
    Ranch - Ag-exempt ranch with two barndominiums, an insulated shop, and paved FM frontage for versatile estate, retreat, or investment use.
    Where is this ranch located?
    The property is located at 4333 Fm 2729 Whitewright, TX.
    What is the asking price?
    The asking price for this property is $6,800,000.
    What are key features of this property?
    This property features: 170.437‑acre Ag Exempt ranch in Grayson County with 3650 ft of paved FM road frontage; Land split into 85 acres of cultivated farmland and 85 acres of wooded/pasture with trails and scenic overlooks; Includes 2 barndominiums: one move‑in ready, the second needing some repair with a massive covered porch and fireplace
    (866) 225-5778
    We can help!
    Listing Contact
    Zexi Su
    Real Estate License ID: 0791424
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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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