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    Recreational Acreage with Lake Views Title is generated by Realmo AI

    County Road 3444, Honey Grove, TX 75446

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    Claim this Listing
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    For Sale
    $476,400

    LAND - Honey Grove, TX

    Lot size:
    11.91 Acres
    Added:
    May 29, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for County Road 3444

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    75963
    Lot size
    11.91 Acres

    We can help!

    Listing Contact
    Joseph Marzahl

    Listing agent Joseph Marzahl License #0826997

    Listing office Arrowhead Land Company Keller, TX

    Listing date May 29, 2026

    MLS# 21284938 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

    • 11.91‑acre tract south of Honey Grove on County Road 3444, with approximately 0.17 miles of paved frontage
    • Utilities are available at the road, and the tract has gentle open topography
    • Currently ag exempt with minimal carrying costs
    • Property is positioned to overlook the future Lake Ralph Hall footprint (Lake Ralph Hall is under construction on the North Sulphur River)
    • Lake Ralph Hall is projected to cover nearly 7,600 surface acres and includes planned public boat ramps and fishing access
    • Planned zoning allows minimum 1/2‑acre lots, offering potential for residential subdivision development

    Overview

    A versatile 11.91-acre tract is positioned just south of Honey Grove along County Road 3444. The property offers gentle, open topography and sits with a rear overlook toward the future lake footprint of Lake Ralph Hall, currently under construction on the North Sulphur River. With approximately 0.17 miles of paved frontage and utilities available at the road, the land is well suited for buyers looking for flexibility, whether for a private homesite, weekend retreat, investment hold, or future residential development. The property is currently ag exempt, which may help keep carrying costs minimal.

    Access is provided directly from County Road 3444 with paved road frontage. Arrowhead Land Company notes that boundary lines shown are approximate and recommends an independent survey to verify exact property boundaries. The tract is also described as being within the growth corridor expected to develop around the lake and its future amenities, including public boat ramps, fishing access, hiking and biking trails, and designated hunting opportunities.

    Planned zoning is described as allowing minimum 1/2-acre lots, creating potential for subdivision upside as demand increases around the lake area. Buyers seeking recreational and residential land within reach of the Dallas-Fort Worth Metroplex may also find the location appealing, with the tract positioned about 90 miles northeast of Dallas, 6 miles south of Honey Grove, and 16 miles east of Bonham.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.919883
    Latitude
    33.53863

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    FAQs

    What type of property is this?
    Recreation land - Small-acreage tract with paved county road access, utilities at the road, and potential for private homesite or long-term hold.
    Where is this recreation land located?
    The property is located at County Road 3444 Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $476,400.
    What are key features of this property?
    This property features: 11.91‑acre tract south of Honey Grove on County Road 3444, with approximately 0.17 miles of paved frontage; Utilities are available at the road, and the tract has gentle open topography; Currently ag exempt with minimal carrying costs
    (817) 915-2502
    We can help!
    Listing Contact
    Joseph Marzahl
    Real Estate License ID: 0826997
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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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