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    Recreational Land with Ponds Title is generated by Realmo AI

    County Rd 1038, Celeste, TX 75423

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    Claim this Listing
    For Sale
    $2,200,000

    LAND - Celeste, TX

    Lot size:
    104.75 Acres
    Added:
    Oct 26, 2025
    Days on Market:
    223
    Last Refresh:
    Jun 5 at 8:06 pm

    Property Features for County Rd 1038

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Brush, Grassed
    Fencing
    Gate, Fenced
    Standard status
    Active
    APN
    25248
    Lot size
    104.75 Acres

    Taxes and HOA fees

    Tax Description
    A0384 GREEN HENRY, TRACT C4, ACRES 104.75
    Tax Annual Amount
    139

    We can help!

    Listing Contact
    Bailey Frasier

    Listing agent Bailey Frasier License #0721121

    Listing office Coldwell Banker Apex, REALTORS Allen, TX

    Listing date Oct 26, 2025

    MLS# 21093285 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

    • Just under 105 acres with easy access to Greenville, Wolfe City, and Celeste
    • Land mix of open pasture/grazing areas with scattered grove trees
    • Two ponds on the property for fishing
    • Partially fenced and ready for cattle
    • Seller will not subdivide; outlined property lines are approximate and buyer to verify

    Overview

    This offering consists of approximately 104.75 acres of mixed open pasture and grazing areas with scattered grove trees. The property includes two ponds, making it well suited for fishing and weekend recreational use, with abundant wildlife noted for hunting. The land is partially fenced and described as ready for cattle, and it also supports the option for a future home site. Property lines are outlined as approximate, and the buyer is advised to verify all information. The seller will not subdivide.

    The property is described as having easy access to Greenville, Wolfe City, and Celeste, with proximity to multiple nearby communities. Located in Hunt County, the site is listed on County Rd 1038 in Celeste, TX. Given the mix of grazing areas, tree cover, and water features, it offers a balanced combination of open space and natural habitat.

    For buyers seeking large-format land for recreation, this configuration supports hunting and fishing, while the partially fenced pasture areas can accommodate cattle operations. For those planning a dream home or longer-term development approach, the mix of open land and grove trees provides flexibility, subject to buyer verification of site details and any intended use requirements.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Celeste
    County
    Hunt
    State
    Texas
    Longitude
    -96.178631
    Latitude
    33.252481

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    FAQs

    What type of property is this?
    Hunting land - Approximate 105 acres with open pasture, two ponds, and hunting-ready habitat in a partially fenced setup.
    Where is this hunting land located?
    The property is located at County Rd 1038 Celeste, TX.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: Just under 105 acres with easy access to Greenville, Wolfe City, and Celeste; Land mix of open pasture/grazing areas with scattered grove trees; Two ponds on the property for fishing
    (972) 727-3377
    We can help!
    Listing Contact
    Bailey Frasier
    Real Estate License ID: 0721121
    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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