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    Water-View Residential Lot Title is generated by Realmo AI

    White Oak Creek Ranch lot 80, Big Sandy, TX 75755

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    Claim this Listing
    For Sale
    $67,500

    LAND - Big Sandy, TX

    Lot size:
    4.01 Acres
    Added:
    Oct 15, 2025
    Days on Market:
    233
    Last Refresh:
    Jun 4 at 6:06 am

    Property Features for White Oak Creek Ranch lot 80

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    4.01 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1554

    We can help!

    Listing Contact
    Lacy Walker

    Listing agent Lacy Walker License #0469614

    Listing office eXp Realty, LLC-Austin 9600 Great Hills Trail Ste 150W, Austin, TX

    Listing date Oct 15, 2025

    MLS# 25013191 Listing URL

    Copyright © 2026 Greater Tyler Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Over 4‑acre water‑view lot in White Oak Creek Ranch
    • High‑speed fiber optic internet installed
    • Multiple great building sites
    • Close to Big Sandy and Gladewater
    • Less than 30 minutes to Longview, Tyler, or Lindale
    • Easy access to I‑20

    Overview

    This residential land lot in White Oak Creek Ranch offers more than 4 acres with water-view views and several potential building sites. The property provides space to plan for a primary residence or a weekend home while maintaining room for outdoor living. High-speed fiber optic internet is already installed, which can support home office or remote work needs.

    The lot is located just outside Big Sandy in Upshur County. It offers quick access to I-20 and is positioned near Big Sandy and Gladewater. Distances noted in the listing include less than 30 minutes to Longview, Tyler, or Lindale, and about a two-hour drive from the Dallas/Ft Worth area.

    For buyers seeking a custom build, this parcel’s combination of acreage, water views, and multiple building options can support a range of home designs. With fiber optic internet already in place, the lot may also appeal to households that want to work from home while taking advantage of the property’s outlook.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Big Sandy
    County
    Upshur
    State
    Texas
    Longitude
    -95.0888
    Latitude
    32.6267

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    FAQs

    What type of property is this?
    Residential land & home lot - Over 4 acres with water views and multiple building sites, plus fiber optic internet for remote work.
    Where is this residential land & home lot located?
    The property is located at White Oak Creek Ranch lot 80 Big Sandy, TX.
    What is the asking price?
    The asking price for this property is $67,500.
    What are key features of this property?
    This property features: Over 4‑acre water‑view lot in White Oak Creek Ranch; High‑speed fiber optic internet installed; Multiple great building sites
    (888) 519-7431
    We can help!
    Listing Contact
    Lacy Walker
    Real Estate License ID: 0469614
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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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