Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Ready Pasture Homesite with Utilities Title is generated by Realmo AI

    Phase 1 Lot 7 William Brewer Road, Tioga, TX 76271

    View on Map
    Claim this Listing
    For Sale
    $285,000

    LAND - Tioga, TX

    Lot size:
    2.85 Acres
    Added:
    Mar 13, 2026
    Days on Market:
    84
    Last Refresh:
    Jun 4 at 11:06 am

    Property Features for Phase 1 Lot 7 William Brewer Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Property condition
    Under Construction
    Vegetation
    Crops, Grassed
    Standard status
    Active
    APN
    444132
    Lot size
    2.85 Acres

    Utilities

    Sewer type
    Aerobic Septic, Septic Tank
    Water front features
    Lake Front
    Water front
    1

    Building Details

    Year built
    2026

    We can help!

    Listing Contact
    Keith Smith
    Keith Smith

    Listing agent Keith Smith License #0232535

    Listing office Keith W Smith Dallas, TX

    Listing date Mar 13, 2026

    MLS# 21205681 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

    • Lake Ray Roberts community with lake‑front lots
    • Under construction; year built 2026
    • Tioga ISD location off Pop Noah Road & William Brewer Road at the end of Lake Ray Roberts
    • Phase 1 and Phase 2 lots remaining ranging from 1–3 acres
    • Utilities available: water meter and electric at the property; sewer via septic tank/aerobic septic
    • No HOA and no MUD; low taxes, with architectural approval required for home designs

    Overview

    This homesite offers a practical country setting with ready pasture suitable for horses. It is part of a quality-controlled development with architectural approval required for home designs to help protect property values. The property also allows an outbuilding or barn, with up to a 2,500 SF metal structure permitted. Utilities are already in place, including a water meter and electric at the property.

    Located in Grayson County within Tioga ISD, the site sits off Pop Noah Road and William Brewer Road at the end of Lake Ray Roberts. The surrounding area is described as nature-forward, with abundant deer and wildlife living close to the Corps property. A longhorn ranch is directly behind the property, contributing to the open, ranch-style feel buyers often look for in a lake-adjacent homesite.

    For buyers seeking a relaxed, rural build plan, this lot supports both traditional and workshop-style improvements thanks to the allowed metal building/barn use. With no HOA and no MUD noted, and water and electric available at the site, the property can be positioned for a straightforward move-in pathway once your preferred builder is selected, including options to bring your own builder or build with Scott Post Homes.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Tioga
    County
    Grayson
    State
    Texas
    Longitude
    -96.9398841
    Latitude
    33.501353

    Nearby Similar for Sale

    • $2,300,000

      Commercial Land with Highway 121 Frontage

      8.4-acre tract in Tioga, TX with Highway 121 frontage at the southwest corner, offering flexible development options.
      120 Vaughan LN, Tioga, TX 76271
      View Details
    • $199,000

      Commercial Development Land with Major Access

      Versatile tract suited for retail, office, or mixed-use, with strong visibility and convenient access via key corridors.
      208 S Porch Street, Tioga, TX 76271
      View Details
    • $571,636

      Secluded Hunting Tract Near Lake

      All-fenced acreage offers native cover for deer hunting within the Lake Ray Roberts restricted zoning area.
      Airport Road, Tioga, TX 76271
      View Details
    • $135,000

      Land in Growing Tioga, TX

      Over half an acre of land with quick highway access.
      1202 Sherman Street, Tioga, TX 76271
      View Details
    • $480,000

      Tioga, TX Acreage Opportunity

      Prime acreage in Tioga, TX, ideal for development or retreat.
      305 Swaha Drive, Tioga, TX 76271
      View Details
    • $399,000

      Secluded Land Near Lake Ray

      7.5+ acres backing to Corp of Engineers property near lake.
      1274 Hart Lane, Tioga, TX 76271
      View Details
    • $9,900,000

      Waterfront Development Land Opportunity

      Large waterfront tract with AG-exempt status and road frontage, positioned for residential or mixed-use development planning.
      Buck Creek Road, Tioga, TX 76271
      View Details
    • $1,150,000

      Tioga, TX Land for Development

      10.11 acres adjacent to future tollway expansion in Tioga, TX.
      10.11 acres Airport Road, Tioga, TX 76271
      View Details
    • $110,000

      Improved Land Near Lake

      Almost half acre improved land near Lake Rey Roberts.
      306 Gene Autry Drive, Tioga, TX 76271
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Build your country home on ready pasture with water and electric already on-site.
    Where is this agricultural land / farmland located?
    The property is located at Phase 1 Lot 7 William Brewer Road Tioga, TX.
    What is the asking price?
    The asking price for this property is $285,000.
    What are key features of this property?
    This property features: Lake Ray Roberts community with lake‑front lots; Under construction; year built 2026; Tioga ISD location off Pop Noah Road & William Brewer Road at the end of Lake Ray Roberts
    (469) 877-3766
    We can help!
    Listing Contact
    Keith Smith
    Keith Smith
    Real Estate License ID: 0232535
    Learn More
    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
    Phase 1 Lot 7 William Brewer Road, Tioga, TX 76271
    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!