Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Rural Acreage with Barn and Pond Title is generated by Realmo AI

    5228 County Road 599, Farmersville, TX 75442

    View on Map
    Claim this Listing
    For Sale
    $449,500

    LAND - Farmersville, TX

    Lot size:
    13.62 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    51
    Last Refresh:
    Jun 6 at 11:06 am

    Property Features for 5228 County Road 599

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    R695600002101
    Lot size
    13.62 Acres

    Taxes and HOA fees

    Tax Description
    ABS A0956 S WILLIAMS SURVEY, TRACT 21, 13.621
    Tax Annual Amount
    8180

    Utilities

    Water source
    Public

    Building Details

    Year built
    2001
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Matthew Marshall

    Listing agent Matthew Marshall License #0544812

    Listing office Drake Real Estate Tyler, TX

    Listing date Apr 17, 2026

    MLS# 21241706 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

    • 13.62‑acre tract in Community ISD in Farmersville area
    • Includes a 2,128 SF manufactured home built in 2001; vacated and requires removal or restoration and clean‑up
    • Priced as‑is to reflect debris removal needs
    • Public water source available
    • Small pond on site
    • Includes a barn for equipment and storage

    Overview

    This offering presents a 13.62-acre rural tract with a small pond and a functional barn, providing practical space for storage and day-to-day land use. The property also includes a 2,128-square-foot manufactured home built in 2001. The home has been vacated and is being sold in its current as-is condition, requiring removal or restoration and clean-up, and the listing price is intended to reflect that work.

    Situated within the Community ISD boundaries, the land offers the feel of country living while remaining inside a noted school district. The setting is described as serene and private, with ample room for future planning and use. No information is provided about specific frontage, access points, or utilities.

    For buyers seeking room to build, this tract is positioned as a flexible option for a custom estate or a larger investment project. The seller notes no known heavy restrictions, which may appeal to those planning for livestock or horses, as well as buyers looking to bring a vision and complete improvements over time.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Kitchen & Bath Showroom HVAC Service Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Farmersville
    County
    Collin
    State
    Texas
    Longitude
    -96.3843205
    Latitude
    33.083558

    Nearby Similar for Sale

    • $946,559

      Corner Commercial Land in Industrial Park

      Premium corner tract in a commercial-industrial park with major Highway 380 exposure and strong retail and institutional neighbors.
      1806 Harvard Boulevard, Farmersville, TX 75442
      View Details
    • $499,000

      Historic Mixed-Use Storefront Building

      Versatile two-suite storefront building with high ceilings, ADA bathrooms, and new mechanicals, ideal for restaurant, retail, or office use.
      107 S Main Street, Farmersville, TX 75442
      View Details
    • $375,000

      Historic Downtown Retail Storefront

      Charming historic storefront with tall ceilings and an open layout, offering a strong renovation canvas in a downtown setting.
      104 Mckinney Street, Farmersville, TX 75442
      View Details
    • $3,415,714

      Highway-Frontage Development Land

      Turnkey acreage with road frontage plus a 40x60 metal building and utilities for a range of highway commercial or industrial uses.
      2003 W Audie Murphy Parkway, Farmersville, TX 75442
      View Details
    • $700,000

      Wedding Venue and Land

      For-sale property with an event center and improvement pasture, generating rental income until March 2027.
      17990 County Road 656, Farmersville, TX 75442
      View Details
    • $1,000,000

      Commercial Development Land on Corner

      Highly visible hard-corner site with water and sewer available, well suited for fuel or convenience retail development.
      State Hwy 78, Farmersville, TX 75442
      View Details
    • $1,784,000

      Commercial Development Land with Highway Frontage

      Prime tract on US Highway 380 with visibility for commercial and mixed-use development plans.
      7.801 AC E AUDIE MURPHY Parkway, Farmersville, TX 75442
      View Details
    • $1,340,777

      High-Visibility Highway Commercial Land

      Commercial lot on U.S. Highway 380 with strong road frontage and ready infrastructure for retail and service development.
      1815 W Audie Murphy Parkway, Farmersville, TX 75442
      View Details
    • $4,453,000

      Development-Ready Farmland Tract

      City-limits farmland with utilities and major highway frontage, offering flexibility for commercial, residential, or mixed-use development.
      TBD 12 W Audie Murphy Parkway, Farmersville, TX 75442
      View Details
    • $19,602,000

      Commercial Development Land

      Commercially zoned development land positioned within a planned mixed-use town center framework.
      676 W Audie Murphy Parkway, Farmersville, TX 75442
      View Details

    FAQs

    What type of property is this?
    Ranch - Over 13 acres in Community ISD with a small pond and a barn, offering a flexible canvas for a custom homestead or project.
    Where is this ranch located?
    The property is located at 5228 County Road 599 Farmersville, TX.
    What is the asking price?
    The asking price for this property is $449,500.
    What are key features of this property?
    This property features: 13.62‑acre tract in Community ISD in Farmersville area; Includes a 2,128 SF manufactured home built in 2001; vacated and requires removal or restoration and clean‑up; Priced as‑is to reflect debris removal needs
    (903) 581-3737
    We can help!
    Listing Contact
    Matthew Marshall
    Real Estate License ID: 0544812
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    5228 County Road 599, Farmersville, TX 75442
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!