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    8800 Fishtrap Road Cross Roads, TX 76227

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    New
    For Sale
    Under Contract
    $2,500,000

    Ranch,Traditional, Farm/Ranch - Cross Roads, TX

    Type:Farm
    Property size:
    4,566 SF
    Lot size:
    14.74 Acres
    Price / SF:
    $547/SF
    Added:
    May 1, 2026
    Days on Market:
    7
    Last Refresh:
    May 7 at 6:06 pm

    Property Features for 8800 Fishtrap Road

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    5
    Bathrooms
    4
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking features
    Garage, Gated
    Patio and Porch features
    Patio, Porch
    Interior features
    Decorative Lighting, Sound System Wiring
    Exterior features
    Covered Patio/Porch, Rain Gutters, Lighting, Outdoor Living Center, Stable/Barn, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Gas, Dishwasher, Garbage Disposer, Microwave, Oven - Convection, Oven - Double, Refrigerator, Refrigerator - Built-in, Washer
    Standard status
    Active Under Contract
    APN
    R179685
    Size
    4,566 SF
    Lot size
    14.74 Acres

    Utilities

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

    Building Details

    Year built
    2002
    Floors in Building
    1.5
    Flooring type
    Carpet, Tile, Tile - Ceramic, Wood
    Building materials
    Brick, Stone
    Roof type
    Composition
    Architectural style
    New Traditional
    Additional Structures
    Barn(s), Stable(s)

    We can help!

    Listing Contact
    Sarah Boyd

    Listing agent Sarah Boyd License #0583766

    Listing office Sarah Boyd & Co 113 S. Jefferson Street, Valley View, TX

    Listing date May 1, 2026

    MLS# 21221525 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

    • Private 14.7‑acre gated estate offering seclusion and proximity to city conveniences.
    • Separate guest residence (built in 2018) with 3 bedrooms, 2 bathrooms, home office, and covered patio.
    • Beautifully designed pool with flagstone decking.
    • Equestrian‑ready with fully fenced and cross‑fenced pastures and loafing sheds.
    • Move‑in ready main residence with updated bathrooms, fresh paint, new carpet, and updated light fixtures.
    • Custom stone main residence with a functional 1.5‑story floor plan, private office, formal dining, and multiple living spaces.

    Overview

    Cross Roads Estate with Guest Residence

    This 14.7-acre estate, located in Cross Roads, TX, offers privacy and convenience. The custom stone main residence features a 1.5-story floor plan with a private office, formal dining room, and multiple living spaces, including a secondary living area on the main level and a game room upstairs. The home includes four bedrooms and three and a half bathrooms, with updated bathrooms, fresh interior paint, new carpet, and updated light fixtures. A pool with flagstone decking extends the living space outdoors. Built in 2018, a separate guest residence offers three bedrooms, two bathrooms, a home office, and a covered patio. The property is fully fenced and cross-fenced with loafing sheds, suitable for equestrian or recreational use. Mature trees enhance privacy. The main residence has a size of 4566 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Map

    City
    Cross Roads
    County
    Milam
    State
    Texas
    Longitude
    -96.9901
    Latitude
    33.2863

    Nearby Similar for Sale

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      Highway 380 Office Space

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    FAQs

    What type of property is this?
    Horse & equestrian property - 14.7-acre estate featuring a custom home and guest residence.
    Where is this horse & equestrian property located?
    The property is located at 8800 Fishtrap Road Cross Roads, TX.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: Private 14.7‑acre gated estate offering seclusion and proximity to city conveniences.; Separate guest residence (built in 2018) with 3 bedrooms, 2 bathrooms, home office, and covered patio.; Beautifully designed pool with flagstone decking.
    (940) 202-0028
    We can help!
    Listing Contact
    Sarah Boyd
    Real Estate License ID: 0583766
    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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