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    Private Ranch with Pond Title is generated by Realmo AI

    984 County Road 4027, Savoy, TX 75479

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    Claim this Listing
    For Sale
    $975,000

    LAND - Savoy, TX

    Lot size:
    65.10 Acres
    Added:
    Jan 7, 2026
    Days on Market:
    150
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for 984 County Road 4027

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    000000082957
    Lot size
    65.10 Acres

    Taxes and HOA fees

    Tax Description
    A0985 J STIFF, ACRES 65.103
    Tax Annual Amount
    4860

    Building Details

    Year built
    2010
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Shane Ballard

    Listing agent Shane Ballard License #0654130

    Listing office DAVID NORMAN LAND COMPANY Leonard, TX

    Listing date Jan 7, 2026

    MLS# 21144602 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

    • 65‑acre property with year built 2010 main residence
    • Gently rolling acreage with a mix of hardwood and cedars, plus fenced and cross‑fenced areas
    • Large pond with fishing pier and plenty of trails on the property
    • Ag‑exemption in place and no restrictions reported
    • Outbuildings include an insulated shop with electricity, water, and two roll‑up doors
    • Livestock facilities: 5‑stall stable with tack room plus water and electricity

    Overview

    This 65-acre ranch property is positioned at the end of a tree-lined county road, designed for privacy and quiet. The land features gently rolling terrain with a mix of hardwoods and cedars, along with fencing and cross-fencing suitable for managing livestock and property access. Outdoor amenities include plenty of trails, a large pond, and a fishing pier. Improvements include a large bunkhouse with 10 bunk beds, two full baths, a kitchen, and extensive porch space with views of the valley. There is also an insulated shop equipped with two roll-up doors plus electricity and water, as well as a five-stall stable with a tack room and water and electricity.

    Set in Fannin County, the property benefits from a rural setting and limited through-traffic due to its end-of-road location. Ag-exemption is in place, and the listing notes no restrictions, which can support a wide range of owner-operator plans.

    For buyers seeking a small cattle ranch, a family retreat, or a peaceful homestead, the combination of existing housing, livestock infrastructure, and water features provides a practical starting point. With trails and recreational amenities already on site, it also fits buyers who want both everyday livestock capability and weekend-scale escape.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Savoy
    County
    Fannin
    State
    Texas
    Longitude
    -96.3399892
    Latitude
    33.5788261

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    FAQs

    What type of property is this?
    Ranch - A fenced, cross-fenced 65-acre ranch with a pond, trails, bunkhouse, stable, and insulated shop for flexible livestock or homestead use.
    Where is this ranch located?
    The property is located at 984 County Road 4027 Savoy, TX.
    What is the asking price?
    The asking price for this property is $975,000.
    What are key features of this property?
    This property features: 65‑acre property with year built 2010 main residence; Gently rolling acreage with a mix of hardwood and cedars, plus fenced and cross‑fenced areas; Large pond with fishing pier and plenty of trails on the property
    (903) 587-9898
    We can help!
    Listing Contact
    Shane Ballard
    Real Estate License ID: 0654130
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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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