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    Gated Fenced Hunting and Acreage Title is generated by Realmo AI

    959 M and M Ranch Road, Granbury, TX 76049

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    Claim this Listing
    For Sale
    $969,300

    LAND - Granbury, TX

    Lot size:
    38.77 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    37
    Last Refresh:
    Jun 4 at 11:06 am

    Property Features for 959 M and M Ranch Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R000043650
    Lot size
    38.77 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 39.968 ABST: G W MEADE - ABST 349
    Tax Annual Amount
    86

    We can help!

    Listing Contact
    Pam Knieper
    Pam Knieper

    Listing agent Pam Knieper

    Listing office Knieper Realty, Inc. Granbury, TX

    Listing date Apr 29, 2026

    MLS# 14561120 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

    • 38+ acre property on M&M Ranch Rd, outside city limits with no zoning requirements or deed restrictions reported.
    • Gated and fenced with mature trees and an abundance of wildlife.
    • Cattle guard at the entrance, ready for livestock.
    • Well and septic required.
    • Leased to hunters; do not enter without a confirmed appointment.

    Overview

    This offering is a 38+ acre tract suited for a range of uses, with mature trees and an active wildlife presence. The property is gated and fenced, and includes a cattle guard at the entrance, making it prepared for livestock use. It is currently leased to hunters, so access requires a confirmed appointment only. Buyers should also note that a well and septic are required.

    Located outside the city limits in the Granbury, TX area on M&M Ranch Road, the land benefits from a more rural setting and the flexibility that comes with no zoning requirements or deed restrictions as stated in the remarks. The fenced, controlled entry supports private use while maintaining usability for farming, pasture, or recreational pursuits.

    For buyers, this tract offers practical optionality. It may work as a private hunting property, a pasture or agricultural setup, or a candidate for subdivision and spec home development, depending on how the buyer plans to approach improvements and site planning. For commercial or industrial considerations, the remarks indicate suitability for those uses as well, subject to the buyer’s own due diligence.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Nail Salon Kitchen & Bath Showroom Storage Facility HVAC Service Garden Center Cafe & Coffee Shop Daycare Center Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Granbury
    County
    Hood
    State
    Texas
    Longitude
    -97.706601
    Latitude
    32.492275

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    FAQs

    What type of property is this?
    Hunting land - 38+ wooded acres outside city limits with gated access, ideal for hunting, farming, or development with no zoning or deed restrictions.
    Where is this hunting land located?
    The property is located at 959 M and M Ranch Road Granbury, TX.
    What is the asking price?
    The asking price for this property is $969,300.
    What are key features of this property?
    This property features: 38+ acre property on M&M Ranch Rd, outside city limits with no zoning requirements or deed restrictions reported.; Gated and fenced with mature trees and an abundance of wildlife.; Cattle guard at the entrance, ready for livestock.
    (817) 219-0456
    We can help!
    Listing Contact
    Pam Knieper
    Pam Knieper
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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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