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    Ranch Land with Fly-In Runway Title is generated by Realmo AI

    9051 Fm 205, Bluff Dale, TX 76433

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    Claim this Listing
    For Sale
    $5,000,000

    LAND - Bluff Dale, TX

    Lot size:
    242.81 Acres
    Added:
    Aug 9, 2025
    Days on Market:
    299
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 9051 Fm 205

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Open, Gated, RV, Garage, Oversize, Carport
    Vegetation
    Brush
    Standard status
    Active
    APN
    01975
    Lot size
    242.81 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 242.812 TRACT: 5 ABST: A31 A31 H FIELD
    Tax Annual Amount
    7927

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating), Central
    Cooling system
    Electric, Central Air
    Water source
    Well
    Water front features
    Creek

    Building Details

    Year built
    1998
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Carpet, Tile, Stone
    Building materials
    Brick
    Roof type
    Metal

    We can help!

    Listing Contact
    Kathryn Stanley

    Listing agent Kathryn Stanley License #0835056

    Listing office Winston Properties, LLC Granbury, TX

    Listing date Aug 9, 2025

    MLS# 20872958

    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

    • 242+ acre North Central Texas ranch with Rough Creek and three areas of elevation variation over 100 feet
    • FAA registered 2,100 x 30 foot grass runway (XA04), fully fenced, with poured slab for future hanger
    • Completely fenced on all 4 sides with 5‑strand barb wire; agricultural area is cross‑fenced
    • Water features include Rough Creek, 3 tanks, 2 water wells, and water lines to three troughs (septic tank, well water)
    • Main house: 2,600 SF brick home (steel roof) built in 1998 with open concept, 3 bedrooms/3 baths/3 living areas, fireplace, and covered porches
    • Guest house: 2,100 SF hardy board with steel roof (1‑2 beds plus large sleeping loft), wood burning stove, outdoor kitchen, and 6,000+ SF covered carports/porches/patios

    Overview

    Over 242 acres of ranch land in north central Texas designed for flexibility, with fencing on all four sides and cross-fenced agricultural areas. The property includes multiple water sources, including two water wells and water lines to three troughs, along with three tanks. Operational improvements include a working barn with storage and a tack room, attached equipment storage, pens, and a livestock shoot. For wildlife and pasture management, acreage is currently planted in a wildlife grass-wheat mix. The terrain features rough creek running nearly through the property, along with three significant hills with elevation variations of more than 100 feet, creating natural diversity across the acreage.

    The land is located along FM 205 with approximately 0.6 miles of paved road frontage. A private fly-in setup is a standout feature, with a 2,100-by-30-foot FAA-registered grass runway (XA04) that is fully fenced, plus a poured slab intended for a future hangar.

    Multiple living and hospitality options are supported by two structures, including a 2,600-square-foot main house and a 2,100-square-foot guest house, both described with open-concept layouts. With the working ranch features, covered outdoor carport area, and the fly-in capability, this offering is suited to buyers seeking a private cattle or horse operation, a weekend retreat, or a guest-focused ranch experience.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Bluff Dale
    County
    Erath
    State
    Texas
    Longitude
    -97.898834
    Latitude
    32.242367

    Nearby Similar for Sale

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      12,636 SF

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    • $1,450,000

      Bluff Dale Turnkey Ranch

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      View Details

    FAQs

    What type of property is this?
    Ranch - A fenced, cross-fenced acreage with a private FAA-registered grass runway and water infrastructure for multi-use ranch or retreat concepts.
    Where is this ranch located?
    The property is located at 9051 Fm 205 Bluff Dale, TX.
    What is the asking price?
    The asking price for this property is $5,000,000.
    What are key features of this property?
    This property features: 242+ acre North Central Texas ranch with Rough Creek and three areas of elevation variation over 100 feet; FAA registered 2,100 x 30 foot grass runway (XA04), fully fenced, with poured slab for future hanger; Completely fenced on all 4 sides with 5‑strand barb wire; agricultural area is cross‑fenced
    (817) 579-5555
    We can help!
    Listing Contact
    Kathryn Stanley
    Real Estate License ID: 0835056
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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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