Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    Meet Realmo: The Largest Hub of Commercial Real Estate in the US

    Over 1 million active listings and over 150 million property profiles

    Tbd Big Tree Road Montague, TX 76251

    View on Map
    Claim this Listing
    New
    For Sale
    $375,000

    Unimproved Land - Montague, TX

    Type:Unimproved Land
    Lot size:
    25.00 Acres
    Added:
    May 4, 2026
    Days on Market:
    2
    Last Refresh:
    May 5 at 11:06 am

    Property Features for Tbd Big Tree Road

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    R000006872
    Lot size
    25.00 Acres

    Building Details

    Year built
    1960
    Architectural style
    Other

    We can help!

    Listing Contact
    Teresa Lee

    Listing agent Teresa Lee License #0527243

    Listing office Stephens Ranch Hand Real Estate 10130 Hwy 283, Early, TX

    Listing date May 4, 2026

    MLS# 21110827 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.

    Overview

    25 Acres in Montague, Texas

    This 25-acre property in Montague County, Texas, offers a blend of privacy and natural beauty. The land is fenced and cross-fenced, suitable for cattle or other animals. It features county road frontage on two sides, providing convenient access. The property includes open grassy meadows and heavy cover with large oak, elm, and cottonwood trees, along with native brush that provides habitat for wildlife. A large surface tank provides a water source for livestock and opportunities for fishing and attracting game. The property is suitable for ranching, hunting, fishing, or building a home.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Montague
    County
    Montague
    State
    Texas
    Longitude
    -97.7299
    Latitude
    33.6772

    Nearby Similar for Sale

    • $699,999
      1,920 SF

      Equestrian-Ready Ranch with Turnkey Home

      20.21-acre ranch featuring a charming home and equestrian facilities.
      1406 N Johnson Loop, Montague, TX 76251
      View Details
    • $450,000

      21.35 Acres of Scenic Tranquility

      21.35 acres in Montague County with creek, trees, and utilities.
      261 Catholic Cemetery Road, Montague, TX 76251
      View Details
    • $1,299,900

      Montague Ranch with Estate Home

      47.52-acre ranch featuring a spacious home and outdoor amenities.
      6831 State Highway 175, Montague, TX 76251
      View Details
    • $1,147,800

      76 Acres in Montague, Texas

      76-acre property with farmhouse, equipment shed, and water tanks.
      2753 Big Tree Road, Montague, TX 76251
      View Details
    • $970,720

      Secluded 121-Acre Hunting Land

      Heavily wooded 121-acre property ideal for hunting and recreation.
      5633 Dixie School Rd, Montague, TX 76255
      View Details
    • $828,750

      65 Acres of Rolling Texas Land

      Unimproved land with rolling hills, mature trees, and open pasture.
      000 Carminati, Montague, TX 76251
      View Details
    • $4,507,200

      Turnkey Ranch in Montague County

      421.38-acre ranch featuring improved pastures, timber, and abundant water sources.
      675 Hundley Road, Montague, TX 76251
      View Details
    • $396,000

      33 Acres of Texas Land

      Unimproved land with mature trees and sandy loam soil.
      Tr 4 Catholic Cemetery, Montague, TX 76251
      View Details
    • $72,500

      Land for Sale in Montague

      Unimproved land with utilities in a new subdivision, Montague, TX.
      Tr 6 Border Street, Montague, TX 76251
      View Details
    • $649,900

      Spacious Ranch Land with Utilities

      52+ acre ranch land with fencing, water well, and electricity.
      0000 Allen Road, Montague, TX 76251
      View Details
    • $72,500

      Land for Residential Development

      Unimproved land in Montague, TX, with utilities and minimal restrictions.
      Tr 5 Border Street, Montague, TX 76251
      View Details
    • $499,999

      Montague County Hunting and Wildlife Land

      34.6 acres with water well, septic, and electric.
      900 Old Spring Road, Montague, TX 76251
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Land with meadows, trees, tank, and county road frontage.
    Where is this agricultural land / farmland located?
    The property is located at Tbd Big Tree Road Montague, TX.
    What is the asking price?
    The asking price for this property is $375,000.
    What are key features of this property?
    This property features: 25± Acres in Montague County ideal for country living, hunting, and livestock.; Fenced and cross‑fenced, ready for cattle or other animals.; Mix of open meadows and heavy cover with mature trees, providing excellent wildlife habitat.
    (325) 646-1229
    We can help!
    Listing Contact
    Teresa Lee
    Real Estate License ID: 0527243
    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
    Tbd Big Tree Road, Montague, TX 76251
    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!