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    West-Facing Waterfront Homesite Title is generated by Realmo AI

    90 Circle Drive, Cartwright, OK 74731

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    Claim this Listing
    For Sale
    $800,000

    Build with direct shoreline access in a gated lake community along Lake Texoma.

    Type:Lots & Acreage / Unimproved Land
    Property size:
    8,712 SF
    Lot size:
    0.20 Acres
    Price / SF:
    $91/SF
    Added:
    May 23, 2026
    Days on Market:
    15
    Last Refresh:
    Jun 6 at 5:33 am

    Property Features for 90 Circle Drive

    General Information

    Standard status
    Active
    Size
    8,712 SF
    Lot size
    0.20 Acres
    Property subtype
    Lots & Acreage / Unimproved Land

    We can help!

    Listing Contact
    Jonathan Hitchcock
    Jonathan Hitchcock

    Listing agent Jonathan Hitchcock License #0669327

    Listing office Easy Life Realty

    Listing date May 23, 2026

    Source Compass

    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 Easy Life Realty

    HighLights

    • Approximately 0.20‑acre west‑facing lakefront homesite in the gated community of Oak Hills
    • Lake Texoma frontage with beach front access and direct shoreline access
    • Borders Corps of Engineers property
    • Located just minutes from the Texas state line for access to Denison and Sherman

    Overview

    This west-facing waterfront homesite is located within the gated community of Oak Hills and offers direct access to the shoreline along Lake Texoma. The lot borders Corps of Engineers property and includes sandy beach access, providing a simple path from your home site to the water’s edge. Ideal for a custom build, it’s positioned to capture lake views and sunset conditions over the water.

    The property is situated in Cartwright, Oklahoma, and is described as being minutes from the Texas state line. It also notes convenient access to the Denison and Sherman area, balancing lake privacy with proximity to shopping, dining, and entertainment in the surrounding Texoma region.

    For buyers seeking a lakefront setting to build their own retreat, this site combines gated community access with shoreline convenience and sandy beach enjoyment. The bordering relationship with Corps of Engineers property is also highlighted, making it a straightforward option for those who want a waterfront build with direct interaction with the lake environment.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Hotel & Motel Adult Day Care

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

    Location Insight

    • Map
    • Local Demand
    City
    Cartwright
    County
    Bryan
    State
    Oklahoma
    Longitude
    -96.584432
    Latitude
    33.873982

    Nearby Similar for Sale

    • $800,000

      West-Facing Waterfront Homesite

      West-facing homesite in a gated community with direct shoreline access and sandy beach proximity on Lake Texoma.
      90 Circle Drive, Cartwright, OK 74731
      View Details
    • $69,000

      Oversized Fenced Lot Near Lake

      0.74 acre lot with utilities and garage near lake.
      83 Persimmon Street, Cartwright, OK 74731
      View Details
    • $80,000

      Land Near Lake Texoma Ramps

      0.5 acre land near Burns Run boat ramps.
      10 Trails End Lane, Cartwright, OK 74731
      View Details
    • $69,000

      Land Near Lake Texoma

      0.92 acre wooded lot with utilities near Lake Texoma.
      92 White Oak Drive, Cartwright, OK 74731
      View Details
    • $80,000

      Land Near Lake Texoma

      Four lots near Lake Texoma with pole barn.
      71st, Cartwright, OK 74731
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Build with direct shoreline access in a gated lake community along Lake Texoma.
    Where is this waterfront land located?
    The property is located at 90 Circle Drive Cartwright, OK.
    What is the asking price?
    The asking price for this property is $800,000.
    What are key features of this property?
    This property features: Approximately 0.20‑acre west‑facing lakefront homesite in the gated community of Oak Hills; Lake Texoma frontage with beach front access and direct shoreline access; Borders Corps of Engineers property
    (612) 865-1000
    We can help!
    Listing Contact
    Jonathan Hitchcock
    Jonathan Hitchcock
    Real Estate License ID: 0669327
    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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