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    Estate Home Lot in Planned Community Title is generated by Realmo AI

    5447 Tates Creek Road lot 31, Nicholasville, KY 40356

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    Claim this Listing
    New
    For Sale
    $365,000

    LAND - Nicholasville, KY

    Lot size:
    0.75 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 10:06 pm

    Property Features for 5447 Tates Creek Road lot 31

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R-1
    Standard status
    Active
    APN
    Lot 31
    Lot size
    0.75 Acres

    We can help!

    Listing Contact
    Ashley Teater

    Listing agent Ashley Teater

    Listing office Bluegrass Sotheby's International Realty 1999 Richmond Road Ste 400, Lexington, KY

    Listing date Jun 1, 2026

    MLS# 26012708 Listing URL

    Copyright © 2026 ImagineMLS. 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 31 in The Sanctuary, a new construction community in Lexington
    • Development planned to include a mix of luxury townhomes, garden homes, and spacious estate lots
    • Build‑to‑suit opportunities available
    • The Sanctuary Gardens planned with walking paths, green space, water features, and gathering areas
    • Located about 8 miles from Rupp Arena
    • Approximately 3 miles from Brannon Crossing and 4.5 miles from The Summit at Fritz Farm

    Overview

    Lot 31 at The Sanctuary is positioned as a spacious estate lot within a thoughtfully designed new construction community. The development is planned with a mix of luxury townhomes, garden homes, and estate lots, with build-to-suit opportunities available for buyers who want to tailor their home to the site. The Sanctuary Gardens are designed as a central amenity area, featuring walking paths, lush green space, water features, and peaceful gathering spaces intended for everyday relaxation.

    The property is located in Nicholasville, Kentucky, in Jessamine County, and is set under R-1 zoning. The community is described as offering convenient proximity to major destinations, including roughly 8 miles to Rupp Arena, 3 miles to Brannon Crossing, and about 4.5 miles to The Summit at Fritz Farm.

    This lot is well-suited for residential buyers and builders looking for an estate-style setting inside a planned community environment, particularly those who value outdoor common-space amenities and the option to pursue a build-to-suit approach. With nearby retail and entertainment within a short drive, it supports a lifestyle that balances quiet surroundings with convenient access to established destinations.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Hotel & Motel HVAC Service Garden Center Electrical Service Grocery & Convenience Store Car Rental Facility (Bike/Boat/Book/etc) Store Pet Grooming Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Nicholasville
    County
    Jessamine
    State
    Kentucky
    Longitude
    -84.477755
    Latitude
    37.935778

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    FAQs

    What type of property is this?
    Residential land & home lot - Build-to-suit estate lot within The Sanctuary, surrounded by gardens, paths, and water features in a new construction community.
    Where is this residential land & home lot located?
    The property is located at 5447 Tates Creek Road lot 31 Nicholasville, KY.
    What is the asking price?
    The asking price for this property is $365,000.
    What are key features of this property?
    This property features: Lot 31 in The Sanctuary, a new construction community in Lexington; Development planned to include a mix of luxury townhomes, garden homes, and spacious estate lots; Build‑to‑suit opportunities available
    (606) 307-4756
    We can help!
    Listing Contact
    Ashley Teater
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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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