Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Pasture Land Tract With Lake Access Title is generated by Realmo AI

    White Oak Creek Ranch lot 79, Big Sandy, TX 75755

    View on Map
    Claim this Listing
    For Sale
    $68,900

    LAND - Big Sandy, TX

    Lot size:
    4.01 Acres
    Added:
    Apr 22, 2026
    Days on Market:
    44
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for White Oak Creek Ranch lot 79

    General Information

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

    Taxes and HOA fees

    Tax Annual Amount
    2026

    We can help!

    Listing Contact
    Jake Ashley

    Listing agent Jake Ashley License #0746358

    Listing office Dwell Realty 7248 Crosswater Suite 100, Tyler, TX

    Listing date Apr 22, 2026

    MLS# 26005608 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

    • 4‑acre lot in White Oak Creek Ranch on Private Road 3399
    • Higher lot with views over open spaces and toward the community lake
    • Community lake access point for all property owners to fish, kayak, and canoe
    • All‑pasture terrain with no obstacles to limit sunrise and sunset views
    • Gentle rolling climb from the front to the back of the lot
    • Power and fiber optic cable available at the front of the property

    Overview

    This 4.01-acre pasture lot is located within White Oak Creek Ranch on a private road (Road 3399). The terrain offers a gentle roll from the front of the property toward the back, creating open sightlines across the surrounding spaces. With pasture throughout the lot, there’s nothing to block views from the property, making it well-suited for a build placed toward the back if you want outlooks over the open area and toward the community lake.

    Owners within White Oak Creek Ranch have access to the community lake for fishing, kayaking, and canoeing. While the setting is quiet, the property is within 10 minutes of gas and groceries in Big Sandy or Gladewater, and Tyler and Longview are both less than 30 minutes away. The property also has power and fiber optic cable available at the front of the lot.

    For buyers looking for a rural homesite with practical utility access and room to shape a build, this pasture tract offers a straightforward canvas. Its gentle grade and open landscape can support a plan that prioritizes morning and evening views, while community lake access adds an on-site lifestyle element for property owners.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Big Sandy
    County
    Upshur
    State
    Texas
    Longitude
    -95.0307043
    Latitude
    32.5943324

    Nearby Similar for Sale

    • $624,900
      2,956 SF

      Texas Ranch with Acreage

      Ranch-style property on 32.4 acres near Big Sandy, Texas.
      7626 Fm 1002 S, Big Sandy, TX 75755
      View Details
    • $287,300
      6,000 SF

      Commercial Property Near Highway 155

      Rural commercial property with multiple buildings, ideal for various operations.
      130 PR 3331, Big Sandy, TX 75755
      View Details
    • $650,000
      2,016 SF

      Established Retreat and Event Destination

      26-acre property with cabins and event center near Big Sandy.
      0000 TBD Silver Maple Road, Big Sandy, TX 75755
      View Details
    • $3,083,500

      Turnkey Hunting Land with River Frontage

      Turnkey East Texas hunting and recreation acreage featuring extensive Sabine River frontage, diverse habitat, and an on-site furnished camp.
      821 Gorman Oaks, Big Sandy, TX 75755
      View Details
    • $3,083,500

      Waterfront Hunting and Recreation Land

      Waterfront hunting property with Sabine River frontage, productive waterways, and established shooting infrastructure for year-round use.
      821 Gorman Oaks, Big Sandy, TX 75755
      View Details
    • $392,200

      Wooded Acreage Between Gilmer & Big Sandy

      53 acres of wooded land with creek and utilities.
      Scrub Pine Road, Big Sandy, TX 75755
      View Details
    • $369,000
      4,480 SF

      Renovated Historic Commercial Property

      Renovated historic commercial property suitable for various business operations.
      204 S Tyler St, Big Sandy, TX, Big Sandy, TX 75755
      View Details
    • $129,900

      Wooded Land in Big Sandy, TX

      16.883 acres of wooded land in East Texas.
      HWY 155 S, Big Sandy, TX 75755
      View Details
    • $35,000

      Residential Lot in Big Sandy, TX

      0.7 acre lot ready for building in Big Sandy.
      209 PEACHTREE LN, Big Sandy, TX 75755
      View Details
    • $649,000

      Texas Ranch-Style Property on Acreage

      Ranch-style home on 32.4 acres near Big Sandy, Texas.
      7626 Fm 1002 S, Big Sandy, TX 75755
      View Details
    • $129,900

      East Texas Wooded Acreage

      16.883 acres of wooded land in Big Sandy, Texas.
      155 S, Big Sandy, TX 75755
      View Details
    • $89,999

      Build-Ready Acreage with Community Water

      5+ acres in a deed-restricted, animal-friendly community with power at the road and community water available for custom builds.
      PR 3398 Road, Big Sandy, TX 75755
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - A 4-acre pasture parcel in White Oak Creek Ranch with community lake access and utilities available at the front.
    Where is this agricultural land / farmland located?
    The property is located at White Oak Creek Ranch lot 79 Big Sandy, TX.
    What is the asking price?
    The asking price for this property is $68,900.
    What are key features of this property?
    This property features: 4‑acre lot in White Oak Creek Ranch on Private Road 3399; Higher lot with views over open spaces and toward the community lake; Community lake access point for all property owners to fish, kayak, and canoe
    (903) 525-9317
    We can help!
    Listing Contact
    Jake Ashley
    Real Estate License ID: 0746358
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    White Oak Creek Ranch lot: 79, Big Sandy, TX 75755
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!