Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Recreational Waterfront Land Tract Title is generated by Realmo AI

    9 CR 2770, Honey Grove, TX 75446

    View on Map
    Claim this Listing
    For Sale
    $157,500

    LAND - Honey Grove, TX

    Lot size:
    9.00 Acres
    Added:
    Mar 18, 2026
    Days on Market:
    82
    Last Refresh:
    Jun 7 at 2:06 am

    Property Features for 9 CR 2770

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    141539
    Lot size
    9.00 Acres

    We can help!

    Listing Contact
    Chris Franklin

    Listing agent Chris Franklin License #0793609

    Listing office Heritage Land Company, LLC Pecan Gap, TX

    Listing date Mar 18, 2026

    MLS# 20947795 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

    • Backed by North Texas Municipal Water District property, ensuring privacy and a haven for local wildlife.
    • Diverse landscape with mature hardwoods and open meadow, suitable for a home site or recreation.
    • Water line located on the property.
    • Great gravel road frontage (1375') along southern and eastern boundaries.
    • Located near Honey Grove Creek.
    • Minutes from the FM1396 Boat Ramp.

    Overview

    This waterfront land tract is set along Honey Grove Creek and features a mix of mature hardwoods and open meadow. The property offers a natural variety that can support both recreational use and the development of an ideal home site. Gravel road frontage runs along the southern and eastern boundaries, and a water line is located on the property.

    The tract backs North Texas Municipal Water District property, creating a quieter setting and supporting local wildlife. It also provides access via the existing gravel road frontage and is described as just minutes from the FM1396 Boat Ramp. The surrounding context is rural in character, with the creek and neighboring land forming the primary landscape amenities.

    For buyers looking for a private retreat, the combination of creek frontage, open meadow, and mature timber can fit weekend recreation, hunting, or outdoor enjoyment. Developers or homeowners can consider the tract as a place to build while taking advantage of the existing water line and the ability to position a home around the natural landscape. The mix of woods and meadow may also help tailor future plans to how you want to use the site day to day.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.907923
    Latitude
    33.644463

    Nearby Similar for Sale

    • $500,000

      Historic Retail and Bar Building

      Two historical buildings offered together, including a functioning western store with rear warehouse access via overhead door.
      104 E Main Street, Honey Grove, TX 75446
      View Details
    • $650,000

      Event Venue with Roll-Up Garage

      Flexible event space with soaring ceilings, attached silos, and vendor-friendly drive access via a roll-up garage door.
      151 S 5th Street, Honey Grove, TX 75446
      View Details
    • $210,000

      Vacant Restaurant with Highway Exposure

      Vacant building formerly a Mexican restaurant, with remaining tables and furnishings, positioned for steady lake-bound traffic.
      1502 W Main St, Honey Grove, TX 75446
      View Details
    • $864,000

      Commercial Land Tract with Highway Visibility

      High-visibility 27-acre tract on Hwy 56, currently ag exempt, with strong commercial and future development appeal.
      HWY 56, Honey Grove, TX 75446
      View Details
    • $319,900

      Wooded Recreational Land Retreat

      A fenced and gated wooded retreat minutes from Bois d'Arc Lake, ideal for weekend stays or short-term rentals.
      994 CR 2770, Honey Grove, TX 75446
      View Details
    • $389,500
      1,400 SF

      Honey Grove Farm/Estate For Sale

      14.5-acre farm with home, ponds, and outbuildings in Honey Grove.
      4411 FM 100, Honey Grove, TX 75446
      View Details
    • $224,700

      Residential Land with Tiny Home

      Corner acreage with a 12x32 insulated tiny home, electricity, and water available at the street.
      652 County Road 2850, Honey Grove, TX 75446
      View Details
    • $4,661,200

      Lakefront Development Land with Highway Access

      116-acre tract offers future lake frontage, paved highway access, and multiple elevated homesites for residential or investment plans.
      HWY 34, Honey Grove, TX 75446
      View Details
    • $599,900

      Ranch Land with Pond and Timber

      Versatile North Texas tract with pasture, mature timber, pond, and fencing—well suited for livestock, hay, and hunting.
      CR 36010, Honey Grove, TX 75446
      View Details
    • $500,000
      9,500 SF

      Two-Building Retail and Warehouse Property

      Two historic buildings offer an open retail showroom plus a back workspace with street-level overhead access.
      104 E Main Street, Honey Grove, TX 75446
      View Details
    • $4,661,200

      Lakefront Land Opportunity in Texas

      116.53 acres with future lake frontage near Honey Grove.
      0000 Hwy 34, Honey Grove, TX 75446
      View Details
    • $425,000

      Open Pasture Recreational Farmland

      Acreage with creek, pond improvements, and open pasture—suited for recreation, building, or a long-term agricultural investment.
      County Rd 3489, Honey Grove, TX 75446
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - A creek-adjacent tract with mature hardwoods, open meadow, and practical gravel frontage for recreation or a home site.
    Where is this waterfront land located?
    The property is located at 9 CR 2770 Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $157,500.
    What are key features of this property?
    This property features: Backed by North Texas Municipal Water District property, ensuring privacy and a haven for local wildlife.; Diverse landscape with mature hardwoods and open meadow, suitable for a home site or recreation.; Water line located on the property.
    (903) 922-1283
    We can help!
    Listing Contact
    Chris Franklin
    Real Estate License ID: 0793609
    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
    9 CR 2770, Honey Grove, TX 75446
    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!