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    9699 FM 2481 Bluff Dale, TX 76433

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    Claim this Listing
    New
    For Sale
    Under Contract
    $3,499,000

    Barndominium,Modern Farmhouse,Ranch,Traditional, Farm/Ranch - Bluff Dale, TX

    Type:Farm
    Property size:
    2,798 SF
    Lot size:
    110.00 Acres
    Price / SF:
    $1,250/SF
    Added:
    May 4, 2026
    Days on Market:
    3
    Last Refresh:
    May 6 at 6:06 am

    Property Features for 9699 FM 2481

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Parking features
    Carport, Driveway, Garage, Heated, Oversized, RV
    Patio and Porch features
    Patio, Porch
    Interior features
    Built-in Features, Decorative Lighting, Double Vanity, Eat-in Kitchen, Flat Screen Wiring, Granite Counters, High Speed Internet Available, Kitchen Island, Open Floorplan, Pantry, Walk-in Closet(s)
    Exterior features
    Covered Patio/Porch, Dog Run, Fire Pit, Lighting, Outdoor Grill, Outdoor Kitchen, Outdoor Living Center, Rv Hookup, Rv/Boat Parking, Stable/Barn, Storage, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Dishwasher, Washer
    Standard status
    Active Under Contract
    APN
    R000070933
    Size
    2,798 SF
    Lot size
    110.00 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Fireplace(s), Wood (Heating), Wood Stove
    Cooling system
    Ceiling Fan(s), Central Air, Electric
    Water front features
    Creek

    Building Details

    Year built
    2021
    Floors in Building
    1
    Flooring type
    Tile, Vinyl
    Building materials
    Stone
    Roof type
    Metal
    Architectural style
    Modern
    Additional Structures
    Barn(s), Kennel/Dog Run, Outdoor Kitchen, RV/Boat Storage, Stable(s), Storage

    We can help!

    Listing Contact
    Paula Allison

    Listing agent Paula Allison License #0519625

    Listing office Brazos Realty Partners 4100 Bar Harbor Ct, Granbury, TX

    Listing date May 4, 2026

    MLS# 21096265 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.

    Overview

    Bluff Dale Ranch with Barndominium

    This 110-acre ranch features a 2021 custom home with 4 bedrooms and 2.5 bathrooms. The residence includes expansive windows, a metal roof, and foam insulation. The oversized climate-controlled garage has a tornado shelter bolted to the foundation and a secure hidden gun room. Outdoor living spaces include a covered porch, side outdoor kitchen, sitting area with a fireplace, and a custom resort-style pool with a motorized cover and cabana. There is also a large gas fire pit, built-in hot tub, and a water feature. The property includes a 10' x 10' greenhouse and a 13.7' x 30' workshop. The spacious barndominium has a fully insulated 58' x 36' shop area with a large overhead door and a stairway to a loft storage area. The barndominium also features an attached, enclosed 14' x 100' side barn, a 30' x 36' carport, and a finished 1,500 sq.ft. living area with two bedrooms, a living room, a craft or office space, and a full kitchen with a breakfast bar. The property is cross-fenced for horses, cattle, sheep, or goats, with 4 automatic fill water troughs, multiple barns, three stock ponds, a seasonal creek, and a retaining pond. Majestic oaks dot the landscape. The property is located off a well-maintained private road.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Bluff Dale
    County
    Erath
    State
    Texas
    Longitude
    -98.0316
    Latitude
    32.3186

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    FAQs

    What type of property is this?
    Ranch - Stunning 110-acre ranch featuring custom home and barndominium.
    Where is this ranch located?
    The property is located at 9699 FM 2481 Bluff Dale, TX.
    What is the asking price?
    The asking price for this property is $3,499,000.
    What are key features of this property?
    This property features: Breathtaking sunsets and million‑dollar views from a custom 2021 Will Steed home on 110 acres.; Enjoy the resort‑style pool with motorized cover, cabana, fire pit, and hot tub, perfect for outdoor entertaining.; Spacious Barndominium features a 58 x 36 insulated shop, loft storage, and a 1,500 sq.ft. finished living area.
    (469) 853-9096
    We can help!
    Listing Contact
    Paula Allison
    Real Estate License ID: 0519625
    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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    9699 FM 2481, Bluff Dale, TX 76433
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