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    Ranch with Country Home and Outbuildings Title is generated by Realmo AI

    850 Gordonville Rd, Gordonville, TX 76245

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    For Sale
    $3,850,000

    Texas ranch acreage with two homes, grazing pastures, wooded areas, and stocked tanks for recreation and agriculture.

    Type:Farm & Ranch
    Lot size:
    197.00 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 2:07 am

    Property Features for 850 Gordonville Rd

    General Information

    Standard status
    Active
    Lot size
    197.00 Acres
    Property subtype
    Farm & Ranch

    Building Details

    Year Built
    1971

    We can help!

    Listing Contact
    Alex Little

    Listing agent Alex Little License #0664887

    Listing office Texas Life Real Estate

    Listing date Jun 3, 2026

    Source Signaturere

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Texas Life Real Estate

    HighLights

    • 197+ acre ranch with rolling terrain, open pastures for grazing, and wooded areas for recreation
    • Two stocked tanks with catfish and bass included on the property
    • 4‑bedroom, 2‑bath country home with covered front and back patios
    • Open eat‑in kitchen with separate dining space and a private primary suite with ensuite bath
    • Second brick home located at the SW corner of the property
    • Agricultural exemption currently in place through hay production, plus outbuildings totaling about 6,000 SF

    Overview

    A 197+ acre Texas ranch featuring rolling terrain with diverse topography, scattered mature trees, and open pastures suited for grazing cattle, along with wooded areas for recreation. The property includes multiple stocked tanks containing catfish and bass. Current agricultural exemption is supported through hay production.

    At the front of the ranch sits a country home with four bedrooms and two bathrooms, designed for comfortable everyday living with a spacious living area, an open eat-in kitchen with a separate dining space, and a private primary suite with an ensuite bath. Covered front and back patios provide outdoor space to enjoy the property’s views. A second brick home, similar in size, is located at the southwest corner of the ranch.

    For equipment and ranch operations, there are two substantial outbuildings totaling approximately 3,200 and 2,800 square feet, plus ample covered carport space for tractors, trailers, boats, and other farm and ranch equipment. The ranch is located near Lake Texoma and adjoins Corps of Engineers land for additional privacy, with the convenience of being about one hour from the DFW Metroplex and only minutes from shopping, dining, and entertainment.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Auto Repair Shop Kitchen & Bath Showroom Home Appliance Store Pet Store Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Gordonville
    County
    Grayson
    State
    Texas
    Longitude
    -96.8476863
    Latitude
    33.8084795

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    FAQs

    What type of property is this?
    Ranch - Texas ranch acreage with two homes, grazing pastures, wooded areas, and stocked tanks for recreation and agriculture.
    Where is this ranch located?
    The property is located at 850 Gordonville Rd Gordonville, TX.
    What is the asking price?
    The asking price for this property is $3,850,000.
    What are key features of this property?
    This property features: 197+ acre ranch with rolling terrain, open pastures for grazing, and wooded areas for recreation; Two stocked tanks with catfish and bass included on the property; 4‑bedroom, 2‑bath country home with covered front and back patios
    (903) 821-4186
    We can help!
    Listing Contact
    Alex Little
    Real Estate License ID: 0664887
    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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