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    Recreational Ranch Land with Creek Title is generated by Realmo AI

    County Road 1792, Sunset, TX 76270

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    Claim this Listing
    For Sale
    $3,322,750

    LAND - Other - Sunset, TX

    Lot size:
    265.82 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    37
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for County Road 1792

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed, Brush
    Fencing
    Perimeter
    Standard status
    Active
    APN
    736922
    Lot size
    265.82 Acres

    Taxes and HOA fees

    Tax Description
    265.82 Acres Section 8, A 293 Falls CSL

    Utilities

    Water front features
    Creek

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    John Wilton

    Listing agent John Wilton License #0402628

    Listing office MacDougall Ranch Properties, L Keller, TX

    Listing date Apr 29, 2026

    MLS# 21247607 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

    • 265.82‑acre ranch with rolling pastures, mature post oak hardwoods, and panoramic countryside views
    • Nearly 1 mile of seasonal creek frontage on Turkey Creek, plus creek habitat for native wildlife
    • About 2,200 ft of direct paved county road frontage on CR 1792; electricity available along the road and inside the property
    • Two ponds provide water for livestock and attract wildlife
    • Approximately 130 acres of productive open pasture for cattle grazing and dense post oak woodland
    • Ag‑exempt with low property taxes; one operational oil and gas well and existing pipeline easements; no mineral conveyance

    Overview

    The Younger Ranch is a single contiguous tract totaling 265.82 acres, featuring rolling pastures and mature post oak hardwoods. The landscape is well balanced between productive open grazing acreage and dense woodland that supports native wildlife habitat. A nearly one-mile seasonal creek winds through the property, complemented by two ponds that supply water for livestock and attract wildlife. The ranch also includes internal gravel and dirt road access, and it is currently ag-exempt with low property taxes. Electricity is available along County Road 1792 and inside the property, and no water wells are onsite. There is one operational oil and gas well and associated pipeline easements, and the seller is not conveying any minerals with the sale.

    The property provides approximately 2,200 feet of direct paved county road frontage on CR 1792. It is located between Decatur and Bowie while remaining secluded and quiet. The ranch has been only lightly hunted by the family and includes a current survey on file (June 2025), available to qualified buyers.

    This ranch is a strong fit for buyers seeking privacy and classic Texas character, whether for a private homestead, long-term investment, or hunting and recreation. With cattle grazing potential, substantial cover, and water features, the combination of pasture, timber, and seasonal water can support a variety of outdoor uses.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sunset
    County
    Montague
    State
    Texas
    Longitude
    -97.839912
    Latitude
    33.433745

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    FAQs

    What type of property is this?
    Ranch - A secluded North Texas ranch with rolling pastures, timber, ponds, and nearly a mile of seasonal creek frontage.
    Where is this ranch located?
    The property is located at County Road 1792 Sunset, TX.
    What is the asking price?
    The asking price for this property is $3,322,750.
    What are key features of this property?
    This property features: 265.82‑acre ranch with rolling pastures, mature post oak hardwoods, and panoramic countryside views; Nearly 1 mile of seasonal creek frontage on Turkey Creek, plus creek habitat for native wildlife; About 2,200 ft of direct paved county road frontage on CR 1792; electricity available along the road and inside the property
    (817) 600-1620
    We can help!
    Listing Contact
    John Wilton
    Real Estate License ID: 0402628
    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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