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    Residential Development Opportunity in Bells Title is generated by Realmo AI

    Tbd E F.M Highway 1897, Bells, TX 75414

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    Claim this Listing
    For Sale
    $4,900,000

    Improved Land - Bells, TX

    Lot size:
    123.81 Acres
    Added:
    Apr 23, 2026
    Days on Market:
    35
    Last Refresh:
    May 27 at 7:06 am

    Property Features for Tbd E F.M Highway 1897

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    118088
    Lot size
    123.81 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Sandy Davis

    Listing agent Sandy Davis License #0733646

    Listing office eXp Realty LLC 5605 N MacArthur Blvd 10th flr, Austin, TX

    Listing date Apr 23, 2026

    MLS# 21216377 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

    • Large ±123.81‑acre residential development opportunity on Valley Lake.
    • Located in Bells, Texas, within the path of North Texas expansion.
    • Proximity to $35 billion+ semiconductor investments from Texas Instruments and Globiwafers.
    • Direct highway access and adjacency to Bells Elementary School within the Bells ISD.
    • Close proximity (11 miles) to major retail and dining along US‑75.
    • Rare opportunity for land banking and development in a supply‑constrained market.

    Overview

    This approximately 123.81-acre residential development opportunity, known as Shoreline Haven, is strategically located along Valley Lake in Bells, Texas, less than one mile north of Hwy 82. Situated within the path of North Texas expansion, this asset offers investors a chance to secure scale, location, and timing in a fast-growing region. The property benefits from a strong economic ecosystem, supported by major semiconductor investments from Texas Instruments (20 miles away) and Globiwafers (17 miles away), representing over $35 billion in ongoing development. These projects are driving job creation and accelerating housing demand across Grayson County. With direct highway access, adjacency to Bells Elementary School, and placement within the highly rated Bells ISD, the site is suited for residential absorption. Proximity to major retail and dining corridors along US-75, just 11 miles west, ensures future residents will have access to daily amenities. This property represents a compelling land banking and development play with upside potential in a supply-constrained market.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Bells
    County
    Grayson
    State
    Texas
    Longitude
    -96.3980328
    Latitude
    33.6395769

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    FAQs

    What type of property is this?
    Residential land & home lot - 123.81-acre residential development opportunity in Bells, Texas.
    Where is this residential land & home lot located?
    The property is located at Tbd E F.M Highway 1897 Bells, TX.
    What is the asking price?
    The asking price for this property is $4,900,000.
    What are key features of this property?
    This property features: Large ±123.81‑acre residential development opportunity on Valley Lake.; Located in Bells, Texas, within the path of North Texas expansion.; Proximity to $35 billion+ semiconductor investments from Texas Instruments and Globiwafers.
    (888) 519-7431
    We can help!
    Listing Contact
    Sandy Davis
    Real Estate License ID: 0733646
    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.

    More about this property
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