Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Versatile Land Near Gainesville, TX Title is generated by Realmo AI

    Wplot003 County Road 218, Gainesville, TX 76240

    View on Map
    Claim this Listing
    New
    For Sale
    Under Contract
    $891,000

    Unimproved Land - Gainesville, TX

    Type:Unimproved Land
    Lot size:
    40.50 Acres
    Added:
    May 20, 2026
    Days on Market:
    7
    Last Refresh:
    May 26 at 5:06 pm

    Property Features for Wplot003 County Road 218

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active Under Contract
    APN
    3652
    Lot size
    40.50 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Corey Baumann

    Listing agent Corey Baumann License #0803877

    Listing office Whitetail Properties Real Estate 616 E Blanco, Boerne, TX

    Listing date May 20, 2026

    MLS# 21270138 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

    • 40.5± acres of versatile land suitable for various uses.
    • Excellent access: only 2 miles from I‑35 and approximately 6 miles from downtown Gainesville.
    • Ag exempt status for reduced property taxes.
    • Stocked pond for livestock water, fishing, and recreation.
    • Approximately 1,200 feet of county road frontage with potential for multiple entrances.
    • Utilities nearby (electricity and water) may simplify future development.

    Overview

    This 40.5-acre tract in Cooke County is located a short distance from Gainesville, with convenient access approximately 2 miles from I-35 and about 6 miles from downtown Gainesville. The property features predominantly open pasture, suitable for cattle, horses, hay production, or use as a future homesite. It is currently ag exempt for reduced property taxes. A stocked pond provides water for livestock, as well as fishing and recreation opportunities. Approximately 1,200 feet of county road frontage offers convenient access and potential for multiple entrances. The terrain is level to gently rolling, supporting a variety of uses and providing several build site options. Utilities nearby, including electricity and water, may simplify future development. There is no known floodplain and no known restrictions. The property is conveniently located near I-35 and Highway 82, providing access to Denton and the Dallas-Fort Worth metro area while maintaining a rural setting. It is ideal for a country home, ranch, investment hold, or potential future development.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Gainesville
    County
    Cooke
    State
    Texas
    Longitude
    -97.0805
    Latitude
    33.7001

    Nearby Similar for Sale

    • $519,000
      3,034 SF

      Gainesville Ranch with Acreage

      Charming ranch on 6.1 acres near Gainesville, TX.
      2328 FM 2071, Gainesville, TX 76240
      View Details
    • $1,470,000
      3,638 SF

      Gainesville Ranch with Custom Home

      25-acre ranch featuring a custom-built home and equestrian facilities.
      1397 CR 338, Gainesville, TX 76240
      View Details
    • $1,470,000
      3,600 SF

      25-Acre Ranch in Gainesville, TX

      25 acres perfect for ranching, equestrian use, or building.
      1397 County Road 338, Gainesville, TX 76240
      View Details
    • $1,200,000
      3,000 SF

      Gainesville Luxury Ranch Barndominium Estate

      Upscale 11-acre equestrian estate with modern barndominium and horse facilities.
      1330 Jrc Road, Gainesville, TX 76240
      View Details
    • $975,000
      2,902 SF

      Modern Farmhouse on 11 Acres

      Stunning modern farmhouse with pond and sunrise views.
      646 County Road 2121, Gainesville, TX 76240
      View Details
    • $1,395,000
      2,188 SF

      71 Acres North Texas Ranch

      71 acres in Gainesville, TX, ideal for estate or retreat.
      1258 County Road 352 Road, Gainesville, TX 76240
      View Details
    • $1,399,900

      Gainesville Land on I-35

      21 acre commercial land with high visibility and development potential.
      3511 S Interstate 35, Gainesville, TX 76240
      View Details
    • $5,855,000
      1,782 SF

      Expansive Land Estate with Development Potential

      123+ acre estate suitable for residential, commercial, or equestrian development.
      8016 E US HWY 82, Gainesville, TX 76240
      View Details
    • $140,000

      Commercial Land on I-35 Service

      High-visibility commercial property with excellent frontage on I-35 service road.
      720 Mccrary Street, Gainesville, TX 76240
      View Details
    • $3,500,000

      Prime Land in Gainesville, TX

      47.2 acres with frontage on Broadway and Radio Hill Road.
      Fm 678, Gainesville, TX 76240
      View Details
    • $679,000

      Downtown Gainesville Retail/Office Opportunity

      Four units near courthouse with retail/office potential. Owner financing available.
      710 E California Street, Gainesville, TX 76240
      View Details
    • $1,395,000

      71 Acre Ranch Near Gainesville

      71 acre ranch ideal for estate or equestrian retreat.
      1258 County Road 352 Road, Gainesville, TX 76240
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 40.5 acres near I-35, suitable for various uses.
    Where is this agricultural land / farmland located?
    The property is located at Wplot003 County Road 218 Gainesville, TX.
    What is the asking price?
    The asking price for this property is $891,000.
    What are key features of this property?
    This property features: 40.5± acres of versatile land suitable for various uses.; Excellent access: only 2 miles from I‑35 and approximately 6 miles from downtown Gainesville.; Ag exempt status for reduced property taxes.
    (217) 285-9000
    We can help!
    Listing Contact
    Corey Baumann
    Real Estate License ID: 0803877
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Wplot003 County Road 218, Gainesville, TX 76240
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!