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    Ranch Land with Productive Pecan Trees Title is generated by Realmo AI

    7773 Us-377 Highway, Collinsville, TX 76233

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    Claim this Listing
    For Sale
    $2,419,000

    LAND - Collinsville, TX

    Lot size:
    40.94 Acres
    Added:
    Mar 28, 2026
    Days on Market:
    70
    Last Refresh:
    Jun 5 at 8:06 am

    Property Features for 7773 Us-377 Highway

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed
    Standard status
    Active
    APN
    131240
    Lot size
    40.94 Acres

    Taxes and HOA fees

    Tax Description
    G-0441 GARLAND JAMES & HRS A-G0441, ACRES 40.
    Tax Annual Amount
    27

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Donna Morgan

    Listing agent Donna Morgan

    Listing office Donna Morgan, Broker TX

    Listing date Mar 28, 2026

    MLS# 21113865 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

    • Located 3.2 miles north of Tioga, with a tucked‑away, private setting.
    • Water source: well on the property (old well needs to be revived).
    • Electric is available to the previous building site.
    • Land features scattered oaks, tall pines, and producing pecan trees.
    • Sandy loam soil; land is described as rolling with a great building spot.
    • Tracks run on the west side and are elevated with no cross roads; hay has been produced for the last 3 years with weed control and fertilization.

    Overview

    This offering is a ranch-style land parcel featuring scattered oaks, tall pines, and producing pecan trees. The property includes an identified building spot and an old well that is on site but needs to be revived. Electric is already brought to the previous building site, and the land has been kept productive, having been in hay production for the last three years with weed control and fertilization. Terrain is described as rolling, with sandy loam soil supporting a range of rural uses.

    The land is located about 3.2 miles north of Tioga and is positioned to feel tucked away and very private. The tracks run along the west side and are elevated, and the seller notes there are no cross roads, with very little road noise. Tracks are described as running on the west side without cross roads so there is not expected to be the train horn. The property also includes elevated track adjacency and an inland sit-back from the road for quieter surroundings.

    This parcel is well suited for buyers seeking a homesite with acreage, a ranch or hobby ranch setting, or a smaller cattle operation. With producing pecan trees, a workable hay history, and a convenient building location already served by electric, it offers flexibility for rural development while maintaining a natural, wildlife-friendly setting.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Collinsville
    County
    Grayson
    State
    Texas
    Longitude
    -96.8735
    Latitude
    33.548

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Approximately 41 acres of private, sandy-loam ranch land with pecan trees and a prepared electric site.
    Where is this agricultural land / farmland located?
    The property is located at 7773 Us-377 Highway Collinsville, TX.
    What is the asking price?
    The asking price for this property is $2,419,000.
    What are key features of this property?
    This property features: Located 3.2 miles north of Tioga, with a tucked‑away, private setting.; Water source: well on the property (old well needs to be revived).; Electric is available to the previous building site.
    (940) 367-3555
    We can help!
    Listing Contact
    Donna Morgan
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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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