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    Secluded Pasture Land with Pond Title is generated by Realmo AI

    Big Valley Circle, Lipan, TX 76439

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    For Sale
    $2,250,000

    LAND - Other - Lipan, TX

    Lot size:
    57.72 Acres
    Added:
    May 18, 2026
    Days on Market:
    18
    Last Refresh:
    Jun 4 at 11:06 am

    Property Features for Big Valley Circle

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Wooded
    Standard status
    Active
    APN
    R000035167
    Lot size
    57.72 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 57.722 ABST: 17 SURVEY: ALLEN GEORGE

    Utilities

    Water source
    Well

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Shanna Boleman

    Listing agent Shanna Boleman License #0646065

    Listing office Rutledge Realty Group, LLC Brock, TX

    Listing date May 18, 2026

    MLS# 20942775 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

    • 57‑acre property in Brock ISD on the corner of Big Valley Circle and Buckner Rd.
    • Secluded pasture land with trees and multiple building sites.
    • Large pond plus Kickapoo Creek along the southern boundary.
    • Two water wells, with access to coop water and electricity.
    • Hay barn on the property and land suited for livestock and agricultural production.
    • Two access points: one on Big Valley Circle and one on Buckner Rd.

    Overview

    This property is a 57+ acre pasture tract with a mix of open ground and scattered trees, positioned to support both agriculture and future building. The land includes a large pond and excellent building sites, along with an existing hay barn. Water and utilities are a key strength here, with two water wells on site and access to cooperative water and electricity. A natural water feature also runs along the southern boundary, with Kickapoo Creek bordering the property.

    The acreage is located in Brock ISD and sits on the corner of Big Valley Circle and Buckner Rd. The parcel offers two access points, one from Big Valley Circle and the other from Buckner Rd, providing flexibility for planning, storage, and daily use.

    As a purchase opportunity, this land is well suited for buyers seeking a secluded ranch-style setting with practical livestock and production considerations already in place, including pond water, hay storage, and multiple water sources. It also offers space and configuration that can support long-term agricultural operations while leaving room to build in a more private setting. With two ingress/egress options and natural features that enhance the site, it’s a strong fit for owner-operators, farmers, and investors looking for productive pasture acreage.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Lipan
    County
    Hood
    State
    Texas
    Longitude
    -97.923345
    Latitude
    32.613456

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    FAQs

    What type of property is this?
    Ranch - Corner parcel offers pond, hay barn, and multiple water sources for livestock, with good building locations in Brock ISD.
    Where is this ranch located?
    The property is located at Big Valley Circle Lipan, TX.
    What is the asking price?
    The asking price for this property is $2,250,000.
    What are key features of this property?
    This property features: 57‑acre property in Brock ISD on the corner of Big Valley Circle and Buckner Rd.; Secluded pasture land with trees and multiple building sites.; Large pond plus Kickapoo Creek along the southern boundary.
    (817) 319-4905
    We can help!
    Listing Contact
    Shanna Boleman
    Real Estate License ID: 0646065
    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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