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    Development Land with Major Road Frontage Title is generated by Realmo AI

    CR 2526, Royse City, TX 75189

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    Claim this Listing
    For Sale
    $3,397,000

    LAND - Royse City, TX

    Lot size:
    67.94 Acres
    Added:
    May 27, 2026
    Days on Market:
    8
    Last Refresh:
    Jun 3 at 4:06 pm

    Property Features for CR 2526

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    32905
    Lot size
    67.94 Acres

    Taxes and HOA fees

    Tax Description
    A0854 PILAND JESSE H, TRACT 1, ACRES 80.0,(AL
    Tax Annual Amount
    172

    Utilities

    Water front features
    Creek

    We can help!

    Listing Contact
    Wendy Johnson

    Listing agent Wendy Johnson License #0621035

    Listing office Keller Williams Rockwall Rockwall, TX

    Listing date May 27, 2026

    MLS# 20879332 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

    • 67‑acre tract with approximately 2,329 ft of frontage along County Road 2526
    • Water feature: creek on‑site
    • Located between FM 35 and FM 1565, with frontage on County Road 2526
    • Proximity to a 16‑inch water line installed by the City of Royse, potentially serving the tract
    • Within both the Royse City and Union Valley ETJs; less than 3 miles from I‑30
    • New development Bear Pen Creek nearby with Phase I started and sewer installation underway

    Overview

    Offering approximately 67.94 acres of development-ready land, this tract features roughly 2,329 feet of frontage along County Road 2526. The property is located near ongoing residential and infrastructure activity, with nearby Twin Pines on 1-acre lots and the Bear Pen Creek development already beginning Phase I and sewer installation. A 16-inch water line installed by the City of Royse is positioned nearby and may potentially serve the tract, supporting future site planning considerations.

    The land is situated between FM 35 and FM 1565 and lies within both the Royse City and Union Valley ETJs. It is less than three miles from I-30 and described as within about 20 minutes of Rockwall and Greenville, supporting strong visibility and convenient regional access. The property benefits from exposure to I-30 traffic exceeding 85,000 vehicles per day, and nearby conveniences include Buc-ee’s less than five minutes away and a recently completed 7-Eleven approximately two miles away on FM 35, along with surrounding restaurants and other amenities.

    With ample acreage, road frontage, and proximity to developing residential communities plus utility improvements, this site is well suited for investors and developers evaluating large-lot subdivisions or other planned land uses that can leverage the area’s continued growth and connectivity.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Royse City
    County
    Rockwall
    State
    Texas
    Longitude
    -96.2553
    Latitude
    32.9549

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    FAQs

    What type of property is this?
    Residential land & home lot - Large tract with extensive county road frontage and utilities potential, positioned for growth in a fast-developing East Texas area.
    Where is this residential land & home lot located?
    The property is located at CR 2526 Royse City, TX.
    What is the asking price?
    The asking price for this property is $3,397,000.
    What are key features of this property?
    This property features: 67‑acre tract with approximately 2,329 ft of frontage along County Road 2526; Water feature: creek on‑site; Located between FM 35 and FM 1565, with frontage on County Road 2526
    (972) 772-7000
    We can help!
    Listing Contact
    Wendy Johnson
    Real Estate License ID: 0621035
    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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