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    823 Frenchtown Road Argyle, TX 76226

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    Claim this Listing
    New
    For Sale
    $1,600,000

    Ranch, Farm/Ranch - Argyle, TX

    Type:Farm
    Property size:
    3,805 SF
    Lot size:
    5.05 Acres
    Price / SF:
    $420/SF
    Added:
    May 2, 2026
    Days on Market:
    2
    Last Refresh:
    May 3 at 6:06 am

    Property Features for 823 Frenchtown Road

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    4
    Bathrooms
    4
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Parking features
    Boat, Guest, RV
    Patio and Porch features
    Patio, Porch
    Interior features
    Built-in Features, Decorative Lighting, Double Vanity, Eat-in Kitchen, Granite Counters, Pantry, Walk-in Closet(s), Second Primary Bedroom
    Exterior features
    Attached Grill, Built-in Barbecue, Covered Patio/Porch, Garden(s), Outdoor Grill, Outdoor Kitchen, Outdoor Living Center, Stable/Barn, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Electric, Dishwasher, Garbage Disposer, Washer
    Standard status
    Active
    APN
    R67353
    Size
    3,805 SF
    Lot size
    5.05 Acres

    Utilities

    Heating system
    Electric (Heating), Fireplace(s)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1992
    Floors in Building
    1
    Flooring type
    Vinyl
    Building materials
    Brick
    Roof type
    Asphalt
    Architectural style
    Ranch
    Additional Structures
    Barn(s), Outdoor Kitchen, Stable(s)

    We can help!

    Listing Contact
    Jamie Johnson

    Listing agent Jamie Johnson License #0544335

    Listing office Real Estate Station LLC 8595 US 377 Ste 1G, Argyle, TX

    Listing date May 2, 2026

    MLS# 21189937 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.

    Overview

    Equestrian Ranch with Guest House

    This charming ranch, situated on 5.05 acres in Argyle ISD with no HOA restrictions, is perfect for equestrian living. The property includes a main house featuring three bedrooms and three full baths, designed with a split bedroom layout. The open floor plan connects the living area to an eat-in kitchen, which is equipped with granite countertops, stainless steel appliances, a breakfast bar, and a pass-through window. A formal dining room offers flexibility as a potential office space, and a spacious mudroom-laundry room enhances the home's functionality. The updated guest house includes one bedroom and one bath, complete with its own kitchen, living room, and dinette. The outdoor area features a new pool surrounded by concrete decking, an outdoor kitchen with a Blackstone grill and refrigerator under a covered deck, and a pool house that can serve as a flex room. The property also boasts a six-stall barn with a tack area and is cross-fenced for animals. The property size is 3805 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Dental Office Pharmacy Gym & Fitness Center Kitchen & Bath Showroom HVAC Service Garden Center Cosmetic Store Veterinary Clinic Plumbing Service (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Argyle
    County
    Denton
    State
    Texas
    Longitude
    -97.171455
    Latitude
    33.095782

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    FAQs

    What type of property is this?
    Horse & equestrian property - 5.05-acre Argyle ranch featuring main house, guest house, and barn.
    Where is this horse & equestrian property located?
    The property is located at 823 Frenchtown Road Argyle, TX.
    What is the asking price?
    The asking price for this property is $1,600,000.
    What are key features of this property?
    This property features: Equestrian‑ready property with a **6‑stall barn, tack area, and cross‑fenced pastures on 5.05 acres**.; Main house features **3 bedrooms, 3 full baths, and an open floor plan with granite countertops and stainless steel appliances**.; Separate, fully updated guest house with 1 bedroom, 1 bath, kitchen, living room, and dinette.
    (940) 464-1111
    We can help!
    Listing Contact
    Jamie Johnson
    Real Estate License ID: 0544335
    Learn More
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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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    823 Frenchtown Road, Argyle, TX 76226

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