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    Multi-Use Ranch Acreage Title is generated by Realmo AI

    CR 382, Carlton, TX 76436

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    Claim this Listing
    For Sale
    $3,260,000

    LAND - Carlton, TX

    Lot size:
    400.00 Acres
    Added:
    Feb 1, 2026
    Days on Market:
    123
    Last Refresh:
    Jun 4 at 6:06 am

    Property Features for CR 382

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed, Brush, Cleared
    Standard status
    Active
    APN
    000000009793
    Lot size
    400.00 Acres

    Taxes and HOA fees

    Tax Description
    A00444 HOFFMAN, FREDERICK, ACRES 23.25
    Tax Annual Amount
    39

    Utilities

    Water source
    Well

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Ricky Caudle

    Listing agent Ricky Caudle

    Listing office Keller Williams Brazos West Weatherford, TX

    Listing date Feb 1, 2026

    MLS# 20855098 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

    • 400‑acre property with mixed terrain, including sandy loam in bottom fields and harder ground on ridges
    • Natural vegetation includes post oaks in lower ground plus big live oaks and cedars on the ridges
    • Working pens with a shed on site
    • Wildlife‑focused land management history with deer, turkey, and hogs reported on the property
    • On‑site water features include a tank for catfish with electric and a second well
    • Convenient access with complete county road frontage along one side, directly adjoining a 199+ acre tract also for sale

    Overview

    This 400-acre ranch property offers varied terrain with sandy loam in the bottom fields and harder ground on the ridges. Elevation changes create extensive views, and the landscape includes post oaks, big live oaks, and cedars, with brush thoughtfully cleared to maintain abundant cover. Improvements include a working set of pens with a shed. The property has been extensively managed for deer practices for many years, with a strong turkey population and hogs also present. Water features include a tank for catfish with electric service, along with a second well.

    Access is described as convenient, with complete county road frontage along one side. The property directly adjoins a heavily brushed 199+ acre tract that is also for sale by the same seller, creating the potential to assemble roughly 600 acres for a high-fence game ranch concept or a working cattle operation.

    For buyers seeking a hands-on ranch environment, this acreage supports multiple directions: wildlife-focused recreation and managed hunting, or livestock use supported by the existing working pens. The combination of mature timber, maintained habitat, and build-ready areas with views makes it a practical option for an operator planning a long-term ranch or a primary home site tied to the land.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Carlton
    County
    Hamilton
    State
    Texas
    Longitude
    -98.257433
    Latitude
    31.83409

    Nearby Similar for Sale

    • $1,709,603
      8,671,489 SF

      Texas Ranch with Hunting Potential

      Well-managed ranch ideal for livestock, wildlife, and hunting.
      382 County Road 382, Carlton, TX 76436
      View Details

    FAQs

    What type of property is this?
    Ranch - 400-acre tract with county road frontage, managed wildlife habitat, working pens, and water features for ranch or recreation use.
    Where is this ranch located?
    The property is located at CR 382 Carlton, TX.
    What is the asking price?
    The asking price for this property is $3,260,000.
    What are key features of this property?
    This property features: 400‑acre property with mixed terrain, including sandy loam in bottom fields and harder ground on ridges; Natural vegetation includes post oaks in lower ground plus big live oaks and cedars on the ridges; Working pens with a shed on site
    (817) 441-4000
    We can help!
    Listing Contact
    Ricky Caudle
    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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