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    Gated Recreational Land Retreat Title is generated by Realmo AI

    4787 CR 106, Whitesboro, TX 76273

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    For Sale
    $790,000

    LAND - Whitesboro, TX

    Lot size:
    33.59 Acres
    Added:
    May 27, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for 4787 CR 106

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Boat, RV
    Vegetation
    Wooded
    Exterior features
    Barbecue, FirePit, OutdoorKitchen, RvHookup, Storage
    Fencing
    Gate
    Standard status
    Active
    APN
    20290
    Lot size
    33.59 Acres

    Taxes and HOA fees

    Tax Description
    Davis FA; A-356; 33.6ac

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Space Heater
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Additional Structures
    Outbuilding, Storage

    We can help!

    Listing Contact
    Jennifer Bryson

    Listing agent Jennifer Bryson License #0755130

    Listing office THE REAL ESTATE COMPANY Gainesville, TX

    Listing date May 27, 2026

    MLS# 21127335 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

    • 33.59‑acre gated retreat on the Cooke County side of western Whitesboro with mature trees and a gentle roll
    • Two fully furnished Airbnb cabins plus a separate bathhouse used to generate supplemental rental income
    • Covered RV parking with RV hookups; also includes boat parking
    • On‑site features include an outdoor kitchen, fire pit, individual grilling stations, and storage
    • Utilities installed: co‑op electric, City of Callisburg water, and a 3‑year‑old septic system
    • Fenced acreage with barbed wire fencing, walking/riding trails, pond, and hunting items conveying (2 tree stands, deer blind, and spin feeders)

    Overview

    Set behind a gated entrance, this 33.59-acre property is meticulously manicured with mature trees and a gentle roll. The acreage is fenced with good barbed wire fencing and includes distinct walking and riding trails. The land features a pond and a covered RV parking area with hook ups, along with individual grilling stations, a fire pit, and an outdoor kitchen. Two fully furnished cabins each include a separate bathhouse, and each cabin has its own carport. A wildlife exemption has been annually approved, and the property is described as having additional tax savings via that exemption.

    Located on the Cooke County side of western Whitesboro, the site sits off a well-maintained gravel driveway and offers a secluded setting with wildlife activity, including geese near the pond. Utilities are in place with co-op electric, City of Callisburg water, and a septic system installed approximately three years ago, supporting immediate use for a recreation retreat, short-term stays, or future homestead development.

    Because the cabins are already furnished and have generated supplemental rental income on Airbnb for the owners, the property is well-suited for an operator looking to expand or formalize a small hospitality setup. For buyers prioritizing privacy and outdoor recreation, the included hunting amenities, such as tree stands, a deer blind, and feeders, pair with the trails and fenced layout. The combination of recreational improvements and installed utilities also supports long-term residential possibilities on the remaining acreage.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Whitesboro
    County
    Grayson
    State
    Texas
    Longitude
    -96.976356
    Latitude
    33.817466

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    FAQs

    What type of property is this?
    Campground - Private, fenced retreat with furnished cabins, RV hookups, and pond recreation plus utility access for flexible residential or hospitality use.
    Where is this campground located?
    The property is located at 4787 CR 106 Whitesboro, TX.
    What is the asking price?
    The asking price for this property is $790,000.
    What are key features of this property?
    This property features: 33.59‑acre gated retreat on the Cooke County side of western Whitesboro with mature trees and a gentle roll; Two fully furnished Airbnb cabins plus a separate bathhouse used to generate supplemental rental income; Covered RV parking with RV hookups; also includes boat parking
    (940) 668-8523
    We can help!
    Listing Contact
    Jennifer Bryson
    Real Estate License ID: 0755130
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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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